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HomeMy WebLinkAboutClearbrook Estates FP OrderBEFORE THE MERIDIAN CITY COUNCIL C/C 10/28/03 IN THE MATTER OF THE APPLICATION OF R.K. DEVELOPMENT, L.L.C., FOR APPROVAL OF 36 BUILDING LOTS AND 11 OTHER LOTS ON 11.45 ACRES IN AN R-4 ZONE FOR CLEARBROOK ESTATES SUBDIVISION, LOCATED AT 2675 NORTH MERIDIAN ROAD, MERIDIAN, IDAHO CASE NO. FP-03-057 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 October 28, 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: October 28, 2003, to the Mayor and Council, and that Anna Powell Planning Director for the Planning and Zoning Department, 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: 1. The Final Plat of "PLAT OF CLEARBROOK ESTATES SUBDIVISION, LOCATED IN THE N E''/4 OF SECTION Ol, T.3N., R.1W., BM, MERIDIAN, ADA COUNTY, IDAHO 2003, 30101-PLT.DWG MEM 9-25-03, SHEET 1 OF 2, HANDWRITTEN DATE: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-057) Page 1 of 5 9/25/03, STAMPED DATE: SEP 25 2003, RK DEVELOPMENT, LLC -DEVELOPER, BRIGGS ENGINEERING, INC. -CONSULTING ENGINEERS", RK 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: October 28, 2003, listing 17 SITE SPECIFIC COMMENTS/FINAL PLAT and 7 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto mazked 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 28, 2003 meeting as follows, to-wit: 1.1 Comply with the conditions of the Meridian Fire Department as follows: 1. That afire-flow of 1,000 gallons per minute be available to service the entire project. Fire hydrants shall be placed an average of 500' apart. 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 3. Acceptance of water supply for fire protection is contingent upon acceptance of the water system by the City of Meridian for water q~itY• 4. All radii shall be 28' inside and 48' outside radius. 5. Provide an approved turnaround 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. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-057) Page 2 of 5 1.2 Comply with the conditions of the Nampa & Meridian Irrigation District as follows: 1. The District requires that a Land Use Change Application be filed for its review prior to final platting. 2. All laterals and waste ways must be protected. The District's Finch Lateral courses along the south boundary of the proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. 3. All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the District must review drainage plans. 4. The developer must comply with Idaho Code 31-3805. 5. It the development is planning an urban irrigation system that will be owned, operated and maintained by the Irrigation District, applicant shall coordinate with the District concerning the installation of the pressure system. 6. Fill out and return the questionnaire in order to initiate the process of contractual agreements between the owner or developer and the District for the ownership, operation and maintenance of the pressure urban irrigation system. 1.3 Comply with the conditions of the Central District Health Department as follows: The Central District Health Department requires after written approval from the appropriate entities aze 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-057) Page 3 of 5 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. 1.4 Comply with the additional action of the City Council taken at their October 28, 2003 meeting as follows: Staff is in agreement with the applicant with the following revision to be made thereto to the staff report dated: Heazing Date: October 28, 2003, and such staff report on page 4 pertaining to the plat notes, number 15. (10.) of the Site Specific Comments shall be deleted in its entirety. 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 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 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-057) Page 4 of 5 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 § 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 after 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 2~}~` day of ©c-~~- , 2003. Attest: William G. Berg, Jr., By: " S~ ~„r~""""'urr,,, A4ttyer, ity of Meridian SEAL "_ 9 ~O~ '` ~Q 9„ ~Sr ts't • ~ ~~• Copy served upon Applicant, the PlatltC~~ and City Attorney. ~ ~'~""' ~ Bye?rir.~~--~/ / ~ Dated: `~ ld Z:1Work1MlMeridianlMeridian I5360M`Clearbrook Estates Sub FP-03-057~OrderFP.doc Public Works Department, enllnunu,r,„ .``~~y OF ~~/p~~''~. .~ / % G\ oo~~T q'L ~'•o ~~ FO ~3 ~ _ P~ O~ ,. 9 /' ~~09 COJNTY ~ ~~P~`~`\` ~,,, Ri;rylll llll~I\`\` ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-057) Page 5 of 5 HUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Robert D. Come CITY Off' MERIDIAN (208) 466-9272 • Fax 466-0405 CCfY COUNCIL MEMBERS PUBLIC WORKS Tammy deWee~d 33 EAST IDAHO BUILDING DEPARTMENT Keicn Bittl MERIDIAN, IDAHO 83642 (208) 898-5500 • Fax 887-1297 Cherie McCandless (208) 888-4433 • FAX (208) 887-0813 PLANNQJG AND ZONING William L.M. Nary Ciry Clerk Office Fax (208) 888-0218 DEPARTMENT (208) 884-5533 ~ FAX 688-6854 STAFF REPORT: Hearing Date: October 28, 2003 r-•( ~~ To: Mayor, City Council and Planning & Zoning Commission ~~~':' d ..i .t'.~ -$ ~-~~ - From: Sonya Allen, Planner I I~~ ~~T 2 ~ ~~~ Bruce Freckleton, Senior Engineering Tech' {)lg,; O{'7~'ier+cii~m City Clerk Office Re: Clearbrook Estates Subdivision Final Plat approval of Thirty-Six (36) Single-Family Residential Building Lots and Eleven (11) Other Lots on 11.45 Acres in an R-4 Zone, by R. K. Development, LLC (File No. FP-03-OS~. We have reviewed the above referenced subntittals 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 The applicant, R. K. Development, LLC, has applied for Final Plat approval of 36 single- family residential building lots and 11 other lots on 11.45 acres of land located on the west side of N. Meridian Road, approximately 1/3 Hole south of Ustick Road. The current zoning designation for the proposed subdivision is R-4 (Low Density Residential). This subdivision will have a gross density of 3.14 d.u./acre and a net density of 4.52 d.u./acre. The minimum squaze footage for single-family residential building lots within the R-4 zone is 8,000 s.f., with a minimum house size of 1,400 s.f., excluding garage(s). The other lots within the subdivision consist of 11 common area landscape/drainage/pathway lots which will be owned and maintained by the Ciearbrook Estates Homeowners Association. The pressurized irrigation system within this development will be owned and maintained by the Nampa Meridian Irrigation District. The submitted final plat complies with the approved preliminary plat. However, Lot 1, Block 2 does not meet the 80.foot minimum street frontage along W. Indian Rocks Street, as required in an R-4 zone. The lot lines in Block 2 will need to be shifted to accommodate this requirement. A revised plat will need to be submitted showing this change (see site specific comment # 9). FP-03-057 Cle~braok Fstel® Sub.FP Planning & Zoning Commission/Mayor & City Council Hearing Date: October 28, 2003 Page 2 A variance request to exceed the maximum block length of 1,000 ft. on Block 1 was approved for this subdivision. Staff recommends approval of the final plat for Cleazbrook Estates Subdivision with the comments and conditions stated in this report. LOCATION The proposed Cleazbrook Estates Subdivision is located on the west side of N. Meridian Road, approximately 1/3 mile south of Ustick Road. SURROUNDING PROPERTIES North: Lansbury Lane Subdivision, zoned R-4 West: Rural residential/agricultural property, zoned RUT (Ada County). East: Rural residential/agriculturalpmperty, zoned Rl & RUT (Ada County). South: Waterbury Park Subdivision, zoned R-4. SITE SPECIFIC COMMENTS /FINAL PLAT Applicant is to meet all terms of the approved preliminary plat (PP-03-007) for this development. 2. The applicant has indicated that the Nampa Meridian Irrigation District will own and maintain the pressure irrigation 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 municipal 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. Fencing will be required adjacent to the landscape buffer along N. Meridian Road, and along the western boundary of the subdivision. Fencing along the southern boundary of the property adjacent to the greenbelt and pathways is approved as submitted. All fencing shall be reduced to three feet in height within twenty feet of the right-of--way. 4. The proposed landscape plan (prepared by Brooks Design Group, entitled L-1, sheets 1 & 2, dated 9-2403) needs to be revised as follows: a. Swap locations of the conifer & birch tree along the southern boundary of Lot 6, Block 1. Conifers aze not allowed adjacent to pathways (MCC 12-13-15-4). ~ ;~~ j-+ flu ~ _ nil Ckarbroak Esfarn Fnh FP L /t,T w v ~~0 / Planning & Zoning Commission/Mayor & City Council Hearing Date: October 28, 2003 Page 3 b. Include fencing plan for the east side of Lot 2, Block 1; and Lot 2, Block 3, adjacent to the street buffer on N. Meridian Road. Also, include fencing along western boundary of the subdivision. c. Connect spelling of Meridian Road. 5. 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, irrigation, 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. 6. 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 development shall be subject to sanitary sewer latecomers fee to reimburse those responsible for bringing service to this area. The latecomers fees shall be due and payable prior to city endorsement on the final plat. 7. Complete the Certificate of Owners and accompanying Acknowledgment prior to signature on the final plat. 8. 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. 9. Lot 1, Block 2, does not meet the 80-foot minimum frontage requirement along W. Indian Rocks Street. Shift the lot lines on Block 2 to accommodate this requirement. Submit a revised plat showing this change. 10. Add bearing and distance information to the lot lines common to Lots 1 and 2, Block 2, and Lots I 1 and 12, Block 3. 11. Add the "R~." designation to the Indian Rocks Street name. 12. Add the distance along the south side of Lot 24, Block 1. 13. The sum of the lot segments don't equal the overall distance along the boundary in the following locations: Along the S 89°37'03" E 476.74' adjacent to Blocks 2 & 3. Along the N 89°46'42" E 225.93' adjacent to Block 3. Along the S 89°35'21" E 1628.68' adjacent to the north boundary of Lot 24, Block 1. FP-0SAS! Cle~laoak Esnca SnA cn Planning & Zoning Commission/Mayor & City Council Hearing Date: October 28, 2003 Page 4 Along the N 00°06' 12" E 296.52' adjacent to the west subdivision boundary. 14. Record an easement in favor of the City of Meridian on the lot (Lot 24) that contains the pathway prior to issuance of building permits (per Preliminary Plat Finding No. 2A.2.). 15. Revise or add the following notes to the face of the plat: I~~,~ ti~ ~~f" ~(~-R 'se not . No bui ng per its shall~e issue~,~,n any 1 sin sub~ivisio ~,j'` ~gi until rove ns of th corded evelo ant A • ement Insen t o. / ve ~~ t ~^e& ~ be fulfill as det ed by City of eridi ~~~ l~`~ ~ `~ ~,~14.) ...for the South Slough. Said lot to be owned and mazntained by the Cleazbrook _kl~ ~ Ltj)rstates Homeowners Association or it's assiens '.~}~~ '~ (16.) Add note: The pressurized irtigation system within this development is owned ~,~, and maintained by Nampa Meridian hrieation District ~~ (17.) Add note: Anv drainaee areas (detention/retention basins) must be desiened to ensure that water will percolate or discharee within a,period of time not to exceed 24 hours for all storms up to and including a 100-year storm event 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 irrigadon/drainage 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 final plat signature 2. Any existing domestic wells and/or septic systems within this project will have 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. 3: 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 add/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. FP-03-D57 (~ Cle~laaok ENeV54i~M1 FP Planning & Zoning Commission/Mayor & City Council Hearing Date: October 28, 2003 Page 5 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 finish centerline elevations are 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Cleazbrook Estates Subdivision with the above stated comments and conditions. ~~5, ~'c~.o b, f "~ ,~ ~ ofS"