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HomeMy WebLinkAboutBirchstone Sub FP 03-048 OrdBEFORE THE MERIDIAN CITY COUNCIL C/C 09/09/03 C/C 09/16/03 C/C 10/07/03 C/C 10/21/03 IN THE MATTER OF THE APPLICATION OF CENTENNIAL DEVELOPMENT, LLC FOR APPROVAL OF 92 RESIDENTIAL BUILDING LOTS AND 11 OTHER LOTS ON 35.52 ACRES IN AN R-8 ZONE FOR BIRCHSTONE SUBDIVISION, LOCATED ON THE NORTHWEST CORNER OF WEST USTICK ROAD AND NORTH BLACK CAT ROAD, MERIDIAN, IDAHO CASE NO. FP-03-048 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 September 9, 2003, and tabled until September 16, 2003, October 7, 2003, and October 21, 2003, and the Council finding that the Administrative Review is complete from Sonya Allen, Planner I for the Planning and Zoning Department, and Bruce Freckleton, Engineering Technician III, dated: Hearing Date: September 9, 2003, to the Mayor and Council, and that Anna Powell Planning Director for the Planning and Zoning Department, and Carl Porter, 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: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-048) Page 1 of 5 The Final Plat of "BIRCHSTONE CREEK SUBDIVISION, A PARCEL OF LAND ALL LOCATED IN THE SE'/4 OF SE `/4 OF SECTION 33, T.4N., R.1 W., B.M., MERIDIAN, ADA COUNTY, IDAHO 2003, SHEET 1 OF 4, HANDWRITTEN DATE: 10/9/2003, STAMPED: RECEIVED OCT 10 2003 CITY OF MERIDIAN CITY CLERK OFFICE , 11PROJECTS\HEARTLAND\30831\ACAD\30831-SURV-PTOI.DWG INDEX. NO. 414-33-2-2-00-00, W&H PACIFIC", Centennial 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 Bruce Freckleton, Engineering Technician III, and Sonya Allen Planner I for the Planning and Zoning Department, dated: Hearing Date: September 9, 2003, listing 17 SITE SPECIFIC COMMENTS/FINAL PLAT and 7 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of five pages, and by this reference incorporated herein, and the additional requirements from the action of the Council taken at their October 21, 2003 meeting as follows, to-wit: 1.1 Comply with the conditions of the Meridian Fire Department as follows: 1. That a fire flow of 1,000 gallons per minute be available to service the entire project. Fire hydrants shall be placed an average of 500' apart. 1997 UFC Appendix III-A 2. Operational fire hydrants and temporary or permanent street signs aze required before combustible construction begins. UFC 901.4.2 and 901.3 Acceptance of water supply for fire protection is contingent upon acceptance of the water system by the City of Meridian for water quality. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-048) Page 2 of 5 4. All radii shall be 28' inside and 48' outside radius. Provide an approved tumaround for all streets greater than 150' in length that have no outlet. It appears that the plan as submitted with a snoopy turnaround meets this requirement. 1.2 Adopt the Recommendations of the Central District Health Department as follows: 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 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 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: 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-048) Page 3 of 5 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 TAHINGS 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 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 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 maybe adversely affected by this decision may, within twenty- eight (28) days afrer the date of this 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 21~ day of ©C,~ Fa2r , 2003. By: /'ii' V 'uJ ~ I,~Ce~o~ ~o4ayar; rty of Meridian ~' :-~c~CoumG. C 1~'e Sidcn'f ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-048) Page 4 of 5 Attest: .r.~~-: William G. Berg, Jr., Cit Cl rk Copy served upon Applicant, the Planning and Zoning Department, Public Works D~p~nent, and City Attorney. `~~o~y 1pF ~~/ ~.,, Fo ~~/~ /~~, Q.- Dated: /O- 2 ~-03 a SEAL By' y ~^~ ~b Z:1Wark~MeridianlMeridian 15360M~Birohstone Sub FP-03-048~OrderFP.doc ~4~ '9 QQ' ~.`~ '''o, AUNTY , ~ ~~~~~• "4jNU n niu~~~~~ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-048) Page 5 of 5 HUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Rohert D. Corrie CITY OF MERIDIAN (208) 466-9272 • Fex 466-4405 PUBLIC WGRKS CITY GDUNCIL MEMBERS BUILDING DEPARTMENT Tammy deWeerd 33 EAST IDAHO (208) 898-5500 ~ Fax 887-1297 [ceith Bird MERIDIAN, IDAHO 83642 Cherie McCandless (208) 888-0433 ~ FAX (208) 8874813 PLANNING AND ZONING City Clerk Office Fax (208) 888-4218 33 P William L.M. Nary (208) 884 55 AX 88-6854 STAFF REPORT: Hearing Date: September 9, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Sonya Allen, Planner I Bruce Freckleton, Senior Engineering Tech Re: Birchstone Creek Subdivision • Final Plat approval of Ninety (91) Single-Family Residential Building Lots, One (1) School Building Lot, and Eleven (11) Other Lots on 34.52 Acres in an R-8 Zone, by Centennial Development, LLC (File No. FP-03-048). We have reviewed the above referenced submittals 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 SUNIMARY The applicant, Centennial Development, LLC, has applied for Final Plat approval of 91 single- family residential building lots, 1 school building lot, and 11 other lots on 34.52 acres of land located on three parcels on the north-west corner of W. Ustick Road and N. Black Cat Road. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). This subdivision will have a gross density of 2.46 dwelling units per acre and a net density of 2.92 dwelling units per acre. The minimum square footage for single-family residential building lots within the R-8 zone is 6,500 s.f., with a minimum house size of 1,301 s.f., excluding garage(s). The other lots within the subdivision consist of 10 common area landscape/drainage/utility lots which will be owned and maintained by the Birchstone Subdivision Homeowners Association and 1 common lot to be owned and maintained by the Meridian School District. Total acreage of interior open space is approximately 3.86 acres. The pressurized irrigation system within this development is to be owned and maintained by the Nampa & Meridian Irrigation District. The submitted Final plat substantially complies with the approved preliminary plat. The final plat shows an additional pathway than was approved on the preliminary plat between Lots 4 & 5, Block 1. Staff approves of this change as it increases open space and connectivity within the subdivision. FP-03-048 ~. ~ i ~ a~ w ! ~,Q~"~ s~RP~~ Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 2 A variance was previously approved for this subdivision that allowed Blocks 4 and 6 to exceed the 1,000' maximum block length requirement, and Block 5 to be less than the 500' minimum block length requirement. Staff recommends approval of the final plat for Birchstone Creek Subdivision with the comments and conditions stated in this report. LOCATION The proposed Birchstone Subdivision is located on three parcels of land on the north-west corner of W. Ustick Road and N. Black Cat Road SURROUNDING PROPERTIES North: Rural residentiaUagricultural land, zoned RUT (Ada County). West: Rural residential/agricultural land, zoned RUT (Ada County). East: Rural residentiaUagricultural land, zoned RUT (Ada County). South: Tricia's Subdivision, zoned R-4. SITE SPECIFIC COMMENTS /FINAL PLAT 1. Applicant is to meet all terms of the approved annexation (AZ-03-008) and preliminary plat (PP-03-008). 2. The applicant has indicated that Nampa & Meridian Irrigation District will own and maintain the pressure in•igation system within this development. The City of Meridian requires that pressurized 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 culinary water system shall be required. If 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 final plat by the Meridian City Engineer. 3. The north-eastern "leg" of Lot 5, Block 6 needs to be revised to be included as part of Lot 4, not Lot 5, as discussed in the preliminary plat. 4. Applicant and/or Homeowners Association shall be required to improve and maintain Lot 6, Block 6 until such time that this lot can be incorporated into the improvements of Lot 7 by the Meridian School District. 5. Fencing adjacent to pathways and internal open space/drainage lots is to be no more than 4' in height if solid material is used. FP-0)-046 . ~ I ~ N~ ~I ~~ ~/ ~ Revised SteRmpon Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 3 All fencing shall be reduced to three feet in height within twenty feet of the right-of--way. 6. The proposed landscape plan (prepared by South Landscape Architecture, entitled L1.0, Ll.l, and L1.2, dated 10-16-03) is approved as submitted. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constructed, fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including perimeter fencing, imgation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sanitary sewer, water, etc., prior to signature on the final plat. Sanitary sewer service and municipal water to this site shall be via extensions from existing mains. Applicant will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. This proposed subdivision shall be subject to sanitary sewer latecomers fees, to reimburse those responsible for opening up service to this area. In lieu of installing the 42" dry line sewer, a Black Cat trunk development fee of $1,500.00, per dwelling unit shall be assessed against this development. Latecomers fees, and trunk development fees shall be due and payable for all buildable lots, prior to city endorsement of the final plat for each phase. 9. Complete the Certificate of Owners and accompanying Acknowledgment. 10. Submit a recorded copy of the CC&R's for this subdivision prior to signature on the final plat. 11. 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 per Resolution 02-374. 12. Please add the record boundary information, as referenced in the legal description of the Certificate of Owner, to the face of the plat. 13. Please add dimension leaders to the 19.67' distance on Lot 8,-Block 6, and the 19.27' distance on Lot 15, Block 6. 14. All drainage areas (detention/retention 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 a 3:1 slope. ~~~~. f M~ ~30~ ~- ~~~5«.~on Fras-aae Planning & Zoning Commission/Mayor & City Council Heazing Date: September 9, 2003 Page 4 15. Revise or add the following notes to the face of the plat: (14.) Add note: Fencing adjacent to pathways and internal ouen space/drainage lots is to be no more than 4' in height if solid material is used. 16. Developer shall coordinate mailbox locations with the Meridian Post Office. 17. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/dralnage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to fmal plat signature 2. Any existing domestic wells and/or septic systems within this project will haue 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. Two-hundred-fifty and 100-watt, 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 determined after power designs aze completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 4. 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's engineer will be required to submit a signed, stamped statement certifying that all street fmish centerline elevations aze set a minimum of three feet above the highest established normal groundwater elevation. 6. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. 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. FP-03-048 ~ `~ „~ ~ ~OT SRavieed SleffrePOn Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 5 STAFF RECOMMENDATION Staff recommends approval of the fmal plat for Birchstone Subdivision with the above stated comments and conditions. FP-OJ-046 ~~~~ ~~,• ~0~~ Reviud StatF report