Loading...
Revolution Ridge FP 14-022BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE REQUEST FOR FINAL PLAT CONSISTING OF 45 BUILDING LOTS AND 4 COMMON LOTS ON 14.24 ACRES OF LAND IN THE R-4 ZONING DISTRICT FOR REVOLUTION RIDGE SUBDIVISION NO. 1 BY: CONGER MANAGEMENT GROUP APPLICANT HEARING DATE: JUNE 3, 2014 CASE NO. FP -14-022 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council on June 3, 2014 for final plat approval pursuant to Unified Development Code (UDC) 11-613-3 and the Council finding that the Administrative Review is complete by the Planning Division and Development Services Division of the Community Development Department, 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: The Final Plat of "PLAT SHOWING REVOLUTION RIDGE SUBDIVISION NO. 1, LOCATED IN NORTHEAST'/4 OF THE NORTHWEST Y4 OF SECTION 25 TOWNSHIP 3 NORTH, RANGE 1 WEST, B.M., ADA COUNTY, IDAHO, 2014, HANDWRITTEN DATE: 5/1/14, RUSSELL E. BADGLEY, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR REVOLUTION RIDGE SUBDIVISION NO. 1 (FP -14-022) Page 1 of 3 PLS, SHEET 1 OF 5," is conditionally approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning Division and the Development Services Division of the Community Development Department dated June 3, 2014, a true and correct copy of which is attached hereto marked "Exhibit A" and by this reference incorporated herein, and the response letter from Diane Jossis, Conger Management Group, a true and correct copy of which is attached hereto marked "Exhibit B" and by this reference incorporated herein. 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: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety 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 Clerk not more than twenty-eight (28) days after the final decision concerning the matter at ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR REVOLUTION RIDGE SUBDIVISION NO. 1 (FP -14-022) Page 2 of 3 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 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 pursuant to Idaho Code§ 67-52. ByI action of the City Council at its regular meeting held on the /e 'A" day of -J U -AN A� 2014. Tammy de Klrd Mayor, Cit f Meridian )Ab -IN Attest: e 9 cry or Jayueeo an SEas- City Cler fq °� ?L, TRL01 Copy served upon the Applicant, Planning Department, Public Works Department, and City Attorney. By: Dated:_ w n 2 l 9 2O t N ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR REVOLUTION RIDGE SUBDIVISION NO. 1 (FP -14-022) Page 3 of 3 STAFF REPORT MEETING DATE: June 3, 2014 C%WEIIDIAN�' TO: Mayor and City Council I [? P H Q FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP -14-022 —Revolution Ridge Subdivision No. 1 I. APPLICATION SUMMARY The applicant, Conger Management Group, has applied for a final plat (FP) consisting of 45 building lots and 4 common lots on 14.24 acres of land in the R-4 zoning district for the first phase of Revolution Subdivision. H. STAFF RECOMMENDATION/DECISION Staff recommends approval of the Revolution Subdivision No. 1 final plat subject to the conditions noted in Sections VI and VII below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. III. PROPOSED MOTION Approval I move to approve File Number FP -14-022 as presented in the staff report for the hearing date of June 3, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -14-022, as presented during the hearing on June 3, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -14-022 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located at 1100 W. Riodosa Road, in the NW '/ of Section 25, T. 3N., R. 1 W. (Parcel Number: R48 82810600) B. Applicant: Conger Management Group 1627 S. Orchard Street, Ste. 24 Boise, ID 83705 Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 1 EXHIBIT A C. Owners: C13, LLC 1627 S. Orchard Street, Ste. 24 Boise, ID 83705 D. Representative(s): Jim Conger, Conger Management Group 1627 S. Orchard Street, Ste. 24 Boise, ID 83705 V. STAFF ANALYSIS The proposed final plat depicts 45 building lots and 4 common lots on 14.24 acres of land in the R-4 zoning district. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat (PP -13-040). The final plat depicts 2 additional building lots in Block 2 than was approved with the preliminary plat; as long as the overall number of building lots does not exceed those approved with the preliminary plat, the final plats will be deemed in substantial compliance with the approved preliminary plat as required by UDC 11 -6B -3C.2. Therefore, the phase 2 should contain 2 fewer building lots than approved on the preliminary plat. The amount of open space shown on the proposed final plat is the same as shown on the approved preliminary plat. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the previously approved development applications for this site (AZ -14-002, Development Agreement Instrument #114036593) and preliminary plat (PP -13- 040). 2. The applicant shall obtain the City Engineer's signature on the final plat within two years of City Council approval of the preliminary plat (by May 6, 2016), in accord with UDC 11-613-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Prior to signature on the final plat by the City Engineer, the plat shown in Exhibit C shall be revised as follows: a. Note #1: Delete "If the lot lines are adjusted, the easement shall also be adjusted accordingly, provided no facilities have been installed within the easement." b. Note #8: Include the lot and block number(s) that contain the ACHD storm water drainage system. c. Add Note #9: Maintenance of any irrigation ditch or pipecrossing a lot is the responsibility of the lot owner, unless such responsibility is assumed by an irrigation/drainage entity. d. Add Note #10: The bottom elevation of building footings shall be set a minimum of 12 - inches above the established normal high groundwater elevation. 5. Prior to signature on the final plat by the City Engineer, the landscape plan prepared by LEI, dated 11/25/13, shall be revised as follows: a. Depict a 6 -foot tall open vision fence along the rear of Lots 13-15, Block 2 adjacent to the Sundall lateral that complies with the standards listed in UDC 11 -3A -6B. Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 2 EXHIBIT A b. A 15 -foot wide common lot is required between Lots 11 and 12, Block 2 with a 5 -foot wide pathway landscaped in accord with the standards listed in UDC 11 -3B -12C. c. Depict bollards with a chain between them at the entrance to the emergency access driveway on Lot 4, Block 1 and a paved 5 -foot wide pathway around the bollards for pedestrian access. d. Where bark is proposed within required landscape areas, the area is required to be at least 70% covered with vegetation at maturity in accord with UDC 11 -3B -5N; additional landscaping is required. e. One tree per 35 lineal feet is required to be planted within the parkway area along W. Victory Road in addition to the landscaping required within the street buffer area. f. If a sidewalk isn't proposed to be constructed along the west side of S. Kentucky Way, remove the sidewalk from the plan. g. Depict a 6 -foot tall solid temporary fence across the right-of-way of Rebellion Street and include a note stating a sign will be installed on the fence that states the street will be extended in the fixture. h. Revise the plan consistent with the layout of the revised final plat. 6. Submit a detail of the 5 -foot wide detached sidewalk required to be constructed on the east side of S. Kentucky Way. Said sidewalk shall be constructed with the first phase of development. 7. The residential structures built within this subdivision shall be consistent with the conceptual elevations included in the development agreement. 8. The rear or sides of homes on lots that back up to W. Victory Road and S. Kentucky Way shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. 9. Amenities shall be provided in this subdivision consistent with those approved with the preliminary plat. 10. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. If permanent fencing does not exist at the subdivision boundary, temporary construction fencing to contain debris shall be installed around this phase prior to release of building permits for this subdivision. 11. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 12. The terminus of the water main in the Riodosa cul-de-sac shall terminate with a fire hydrant between Lot 15 and the pathway connection. VII. GENERAL REQUIREMENTS 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; 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. 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. 2. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 3 EXHIBIT A 3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A. 5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887- 2211. 7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 8. All development improvements, including but not limited to sewer, water, fencing, and pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-5C-1. 9. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 10. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the At -my Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-12-3H. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 15. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACED. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any strictures within the project. Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 4 EXHIBIT A 17. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. 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. 22. 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. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. V. EXHHBITS A. Vicinity/Zoning Map B. Approved Preliminary Plat (dated: 1/28/14) C. Proposed Final Plat (REVISED) D. Landscape Plan (dated: 11/25/13) Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 5 EXHIBIT A Exhibit A — Vicinity/Zoning Map 1 { 1 1 IN 1W Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 6 EXHIBIT A Exhibit B — Approved Preliminary Plat (dated: 1/28/14) om©mr� mmmm� REVOLUTION RIDGE SUBDIVISION A rexcei. or uxu.ua caurso w a aaxrtox oe sc i/a ae StClION E5. TIA. RIE., sm.= w 1P .. IRA MU .. LLHO zwa 1[wawamwrnemx Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 7 EXHIBIT A Exhibit C —Proposed Final Plat (REVISED) FINAL PLAT SHOWING FOR REVOLUTION RIDGE NO. 1 SUBDIVISION A K-SUOUMSION OF A KRR04 OF LOT 3. MW 3 OF NEmW NOCE ESTAM SUOCIAMN LOCATED M TIE NORINFA4I I/4 OF TIE NGRNM£$f 1/4 OF SEC110N ]5 70Wi HIP 3 NORM. RANGE I WEST. B.M.. LEGEND sH[%-Imw AOA CWIMY IWO -2014- aI*» ...nou Eal.wumor-r...mm v v '� _ n. no a�'M wwaw°xvwurwsum.n tow.M'�''m. }r61MN04 N�eY.vxlr _♦`ry _ _ Mw1x .rrvnu .xi�un. tlrM �1 a 11 1 • . � I a nanJ wu �1 1� ] 1 • I = , k 1 v ..'w.w+cwu»uun un I _ I 4 II I ii- �u•1 NOiE4 "roman un: 1 1 �• ��uwnuavrtianriexx.no.°ra.�w.uxw�rn®rwrwnmmuao i ykyf a ff n n � u • '4 \� �O'Frrux I IaL� ��n..x...ndwmM ' .°ex, • rs dl xveW m.""`.c'1.'o'°°x.'.�7&.°'..'x.:'n.i°xo,7d.on'"'.�,�e. EWEN w'"^' .row aveRWigw . � I eLr,ax�_]°aer_I ] x I M ii u M � -' 3 �� •• � ��, .....x,..a.,...ix .w...mm...x�.nm....x.�..., _ eo Z rl as' 1 ♦ I • w�wrPw.'fei"'M°'e"S'"M�.'$ro.w i M]C ] Vii ' inset r'I • ( 1 � - _ ) �♦ + 1 xerlr'>w - J. 1 , 1 em MUM rau °.r< xlralm ]Y roar � I] e INIVYIew l �. I-x1°'iYiW°. ]OLIl • Ix11 Il1JI �\ '• • xtl°rssr � k' ert IIx]Y e.e J xeevv.w .w� .,�- T 1 -11 7 -T I '° I re j '• j"� I' I I — P I `Se fy I I i EM INEEPS SUNVMRS J L �� P iNNf 15_ Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 8 EXHIBIT A FINAL PLAT SHOWING FOR REVOLUTION RIDGE NO. 1 SUBDIVISION • 4-SL&'tl�a I Plx w I ], VIM ] a XMVAtt 9�LE [sFl6 wWu11 x ixaeo w ce axnrnn V• u me wmxxbr Vx a ssrnw zs mm.sxr s wmx wrc i rhsr. ae.. we mum. cwe -zm.- "" =LE Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 9 1 ep Or 1 tl =LE Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 9 EXHIBIT A Exhibit D: Landscape Plan (dated: 11/25/13) ' ,. zr s• FQSY.�li9TC i i 1, _.u. -._, MI "v.1WP ...tea . s tiCC�ti b + 6t" e ii M..F=I kl ' ,. zr s• FQSY.�li9TC i i 1, _.u. -._, MI "v.1WP e�A.Pe • er- I u� - Y ��A. Revolution Ridge Subdivision No. 1 FP -14-022 PAGE 10 EXHIBIT B Sonya Watters From: Dianne Jossis <djossis@congergroup.com> Sent: Monday, June 02, 201.4 2:24 PM To: Sonya Watters Cc: Laren Bailey; Jim Conger Subject: RE: Revolution Ridge Sub FP-14-022.doc Sonya, Jim Conger is in agreement with the staff report. Thankyou Dianne Jossis Conger Management Group 1627 S. Orchard Street, Ste 24 Boise, Idaho 83705 Office: 336-5355 Fax: 336-2282