Subdivision Staff Report

Transcription

1 Subdivision Staff Report Subdivision Name Harris Ranch File Number SUB Subdivision #9 Approval Final Plat Lead Agency Boise City Annexation Date June 30, 1998 Comp. Plan Complies Public Hearing Date April 1, 2008 Heard by Boise City Council Preliminary Plat Approval May 1, 2007 Reviewed By David Abo, AICP Description: This is a residential subdivision with 18 buildable lots and four common lots on 4.65 acres. The density of the subdivision is 3.87 lots per acre. The subject property is currently zoned R-1C. The subject property is currently void of any structural development. There is a companion Conditional Use Permit (CUP ). Location: The subject property is located on the north side of E. Sawmill Way approximately 300 feet south of East Warm Springs Avenue. Contents: Basis for Recommendation Vicinity Map Preliminary Plat Final Plat Aerial Map Conditions of Approval

2 Page 2 of 10 Basis for Recommendation The Preliminary Plat of the Harris Ranch Subdivision No. 9 was approved by the Boise City Council on May 1, 2007 subject to Conditions of Approval. The middle portion of the original preliminary was required to be excluded which separated the remaining portions. Since the remaining portions are not contiguous, the Final Plats must be separate. The Final Plat design and layout is in conformance with the applicable portion of the approved Preliminary Plat, the Boise City Comprehensive Plan, Subdivision Ordinance and Zoning Ordinance. Staff Perspective General The Conditions of Approval are required to bring the Final Plat into compliance with Boise City and Idaho State Codes and have been confirmed by the Staff of the Boise City Planning and Development Services Department. Staff recommends approval of the Final Plat of the Harris Ranch Subdivision No. 9 subject to Conditions of Approval.

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5 PLAT SHOWlNG HARRIS RANCH SUBDIVISION NO. 9 LOCATED IN THE SE 1/4 OF SECTION 29, T.3N., R.3E., B.M. BOISE, ADA COUNTY, IDAHO Bnglaeeriog North West, LLC BOISE, IDAHO BASIS OF BEARING - NSSWWI 5)W.S NOTES: I. u LOI UE~ QYYD~ m A PVBUS IWIFOF-WAY IN *MI nc ro-i'wi nx wwc WI WIVS LIAK A EN (m) rmr nx Prauuul ~ v uurums c ~OPLRN ORUIAE. mc*nm. UIO BOY am S T ~ MI I EAYYCNI. IIM~ ms rnur *or pn~~ulcc M cmswcnm cr nlc PROR~VO IWO wen CNlblA15 TOR ACCCSI I0 LAC" *DIUOUU. LO!. t. A ILH (10) rmt u~ m a n onwm r mwnm r*r(ucal IS M~CBY DCYCIIAIW ~(HC nf REAR LOI UKS. UYLLSS DYCNSWW ODIRYSL ). I" eourwel Y m 1IX I D M Fmt 5LCKH 51-W33 M omr ff Ins SECMw* us DHOID(D U( UYO(IER(U*D IRWW snm. LOIS mww mr IYBUHS~ r~ r'. T CeJCAltO fw *SYSYICHTS rrw Bas-KWA YWCAIIOI OlSRCl r(ll S*Y) ***TIM Il*m ry RtWBOI*19M OF MS R*l91*LI -PLY UH M IWLIW ZmBZ =Gunas a LIRC: AT mc nr OF nrysausm * YWYUY (IUUYHS SCDUX LlWS DUU BF II *cccmmff nm w 2- omn",a AT mr ny[ a ~sr*ucr w mr BUWM w r m AS WE~YWLY APPROICD BV ~ - O I I I UIO MOI-W~J. *LI LOT. PMCU UQ TRACT S~EI SMALL u r DIYWPONAL sr-s AS ESI*BU- IN rnt ZWN~ m*ua m AS r~r-1 IPP*OIID 81 C--L)116 U D CVPOI mt n a c w t r r m' ~lrs PROPLRII Y~UL 81 N c w m w a mw M 009~ nw LWNC IIIDW- m AS YC~CULT IPP(IOHD 01 CYPW-~OU WCYM LOT IC~ES rm ALL ~YPT-T*YIII OEWM 6 RKI(I~IEO mw M PWC $T%CCT UD w a monrm m m *urr r*a lor owr MAWINPI r YWYUU LOT WIM cf 22-IUI AI mc uur. unusr A rmuw osvrwy IS *PRIO~D. I. LOT I. am )o: LOT I mm $8. tor I mm JZ m LOT I lvw u MI covuov ~ors TO r u h rm wiu s& *.M %UL BF O&CO m YWIA~SO Wn-OF-**" M - ~1 I,< WCI~ MOYEOYCCE lrrm.nw. IMEX LOIS C ~ M T BF marcn -%+- Rrsorunm sua~ows w nr wwa (sas38aw MIA OF RlOam ). ' NO WI1D.IC POIYIIS DUUL UT #- C4 MY LOrS W HI PsO- Will I* PROI1YWS OF RE-0 INSlRUYCNl NO. 102W5IP IUW BCLN NLnlUO AS LO1 ""urn DCI~YYLO BY nc an (r BOSS NO. OF MA mvnrr arc-. YE no EnSIIYC U)A CWYN 1WW&Y 011(051 SDEWU -1 ILCQIm LS WSmuWT,, V I l O ~ C r S C Y T Y 2 LOT I. *ax a0 - w Y UNPLATTED CURVE DATA: CUM LCNGTN rudlus alta CHIID DIET. CwXD UC. C-l b*l W Xi 77' 46'17'48' 62% 63' S6I'17'S<'Y C-2 P. IO' MW 93'41'28' a. 1s. M4VW44.r C-3 65,. 7,' 60.. (0. 61'49' 19' LZD 36' 1(36'+3'YI.L C ' IM.001 ZI'OP ' NOI'SO'I7.Y C-I 62.bZ' IMam 03'33'17' ' SW53'54't C ' Bh W +S 13' ' SBI'O'OI'I C ' 82. m 11'07'01' <8. 11' S81'IYWL C B I W 55'17LL t4il.iwsi.t C W 15'43' E' NIL'<?1Xl'r -- C-I ' 2'/1. 94'!3'21'33' ~32.I0'21.I C-I IYLOOl 13'21'13' 34.90' "3~IW27~L C-la 11.41' am WWOT 2s 32. rr0~1~1e.r C-I ' '09, 17-96' C ' m.43'09' 31. 4,' 135.bY39.Y C-lS ' B3'IYI(. 87. IP I50'31'05'Y C-I ' ' 2kSB'tl' ' NbO'ZO'3PC C-I S4.W S(.%'I1' 49-82, 183'48.ZZ.C C-I8 b37' W.W 03'43'13' 537' NOQ.4S'50'6 C ' NW 46'54.33' 1592' C C-a 6,. 30' 57. W 64' PI' N04.30'01.L -?s*ur- Dl ViLOPCII: HIh'XI5/BRlWlOh! tlolsf. w*110 LLC 'C-U.aL-*.-ry-*t., "/am I.*., r." SHEET 1 OF 3

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7 Page 3 of 10 Conditions of Approval Special Conditions 1. The subdivision plat shall comply with the site plan and all conditions of approval for CUP , and a note on the face of the Final Plat is required stating, The development of this property shall be in compliance with the Boise City Zoning Ordinance or as specifically approved by CUP a. Condition of Approval #5 of CUP requires that lot access in Block 49 shall be from the abutting alley and not from the public street. Should a record of survey be submitted in the future, each lot shall maintain a minimum lot width of 22-feet at the alley, unless a common driveway is approved. A note on the face of the final plat shall state, Vehicular lot access for all single-family dwellings is prohibited from the public street and shall be provided from the alley. Each lot shall maintain a minimum lot width of 22-feet at the alley, unless a common driveway is approved. b. Condition of Approval #7 of CUP requires that development on Lot 20, Block 49 be withheld until an appropriate mitigation plan is approved by the Federal Energy Regulatory Commission. A note shall be place on Lot 20 that refers to a plat note that states: Development on Lot 20, Block 49 shall be withheld until an appropriate mitigation plan is approved by the Federal Regulatory Commission. 2. Lots 1 in Blocks 50 through 55, are common lots to be used for open space. A note on the face of the Final Plat shall state: Lot 1, Block 50, Lot 1, Block 51, Lot 1, Block 52, Lot 1, Block 53 and Lot 1, Block 54 are common lots to be used for open space which shall be owned and maintained by the Harris Ranch Homeowner s Association. These lots cannot be developed for residential purposes in the future. 3. For streets having a width less than 36 feet back of curb to back of curb parking shall be restricted on (1) one side; for streets having a width less than 29 feet back of curb to back of curb parking shall be restricted on both sides; and for standard ACHD cul-de-sacs parking shall be restricted on both sides. A note on the face of the Final Plat is required noting the parking restriction prior to signing of the Final Plat by the Boise City Engineer. Covenant Requirements 4. Covenants, homeowners association by-laws or other similar deed restrictions acceptable to the Boise City Attorney, which provide for the use, control and maintenance of all

8 Page 4 of 10 common areas, storage facilities, recreational facilities or open spaces shall be reviewed and approved by the Boise City Attorney. Erosion Control Requirements 5. Prior to the City Engineer's Certification of the Final Plat and prior to earth disturbing activities, an erosion and sediment control (ESC) permit must be obtained. An ESC plan conforming to the requirements B.C.C. Title 8 Chapter 17, is to be submitted to the Director of Planning and Development Services for review and approval. No grading or earth disturbing activities may start until an approved ESC permit has been issued. 6. An individual who has attended the Boise City Responsible Person (RP) certification class, or has obtained Interim Certification for Responsible Person is not identified for this project. A permit will not issue until such time as the name and certification number of the RP has been provided to Boise City. This information can be faxed to or ed to swebb@cityofboise.org. Drainage & Irrigation Conditions 7. Subdivision drainage shall be in accordance to B.C.C E. The developer shall submit a letter from the appropriate drainage entity approving the drainage system or accepting the drainage there from; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site. A copy of the construction drawing(s) depicting all site drainage improvements shall be submitted with the letter. A. Developer may either construct improvement prior to Final Platting or post bond in the amount of 110% of the estimated construction costs. Estimated construction costs shall be provided by the developer's engineer. B. For drainage facilities located outside of the public right-of-way, the developer shall dedicate a storm drainage easement. Said easement shall be labeled as either an Ada County Highway District storm drainage easement or a homeowners association storm drainage easement, depending on what entity will assume responsibility for the operation and maintenance of the storm drainage system. C. Should the homeowners association be responsible for the operation and maintenance of the storm drainage facilities, covenants, homeowners association by-laws or other similar deed restrictions acceptable to the Boise City Attorney shall be reviewed and approved by the Boise City Attorney. 8. Comply with Idaho Code Section and Boise City Code Section J concerning pressure irrigation requirements prior to signing of the Final Plat by the Boise City Engineer.

9 Page 5 of 10 A. The owner or person, firm or corporation filing the subdivision plat shall provide a pressurized irrigation system. The system must conform to the minimum design standards and specifications of Boise City or of the entity that will operate and maintain the system, if that entity has published standards. Fees: Developer and/or owner shall pay the current inspection and plan review fees on the proposed subdivision prior to signing of the Final Plat by the Boise City Engineer (B.C.C ). B. Developer may construct prior to Final Platting or bond in the amount of 110% of the estimated construction costs. C. Prior to either commencing construction or signing of the Final Plat by the Boise City Engineer, developer shall: 1) Submit construction plans and specifications for the pressurized system, stamped by a registered engineer, to the Department of Public Works and acquire approval there from. 2) Provide written assurance that provisions have been made for ownership, operation, and maintenance of the system. 3) Delineate all necessary irrigation easements on the Final Plat (B.C.C F). D. Developer shall provide for an independent inspection of the installation of irrigation facilities and written certification by the design or project engineer that the system was installed according to the approved plans. In addition, the Department of Public Works must be present for the system pressure test and participate in a final inspection. 9. No ditch, pipe or structure for irrigation water or irrigation waste water shall be obstructed, rerouted, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the ditch company officer in charge. A. A copy of such written approval by the ditch company officer shall be filed with the construction drawing and submitted to the Department of Planning and Development Services prior to signing of the Final Plat by the Boise City Engineer (B.C.C F.2). 10. Fence, cover or tile all irrigation ditches, laterals or canals and drains, exclusive of natural waterways, intersecting, crossing or lying adjacent to the subdivision prior to Final Platting or post bond in the amount of 110% of the estimated improvement cost

10 Page 6 of 10 with the Boise City Planning and Development Services Department. "Adjacent" is defined by the Boise City Code as "located within less than sixty feet (60') of any lot included in the development." A. Any covering or fencing program involving the distribution of any irrigation district shall have the prior approval of the affected district. B. If the developer requests a water amenity, such request shall comply with B.C.C F.5. C. Fencing shall be installed within 90 days of the issuance of the first building permit in the development, if building permits are obtained prior to completion of fencing improvements. Sewer Conditions 11. Wet line sewers are required (B.C.C D.). A. Developer and/or owner shall contact the Department of Public Works regarding the financing and details of oversizing the sewers through the subject property. Developer shall enter into a sewer reimbursement contract with the City of Boise. B. Plans shall be submitted to and approved by the Boise City Department of Public Works prior to commencing with construction. Developer and/or owner may either construct improvements prior to Final Platting or execute a performance agreement and provide surety tin the amount of 110% of the estimated costs. The developer shall coordinate with the Department of Public Works for construction inspection prior to and during construction. Unless otherwise approved by the Public Works Department, all sewer construction shall be completed and accepted within 90 days of plat recordation or within 30 days of issuance of the first building permit within the subdivision, whichever comes first. NOTE: All bonding shall conform to Boise City Code, Title 8, Chapter 20. C. Developer and/or owner shall pay the current sewer inspection fees for the proposed subdivision prior to signing of the Final Plat by the Coise City Engineer. 12. The developer and/or owner shall delineate all necessary Boise City sanitary sewer easements on the Final Plat prior to signing of the Final Plat by the Boise City Engineer (B.C.C F). Street Light Conditions

11 Page 7 of Developer shall delineate on the face of the Final Plat a Boise City street light easement, acceptable to the Boise City Department of Public Works, for the purpose of installing and maintaining city-owned street light fixtures, conduit and wiring lying outside the dedicated public right-of-way (B.C.C F). 14. The developer shall be required to install, at their expense, street lights in accordance with Boise City Public Works specifications and standards at locations designated by the Public Works Department (B.C.C H). Plans shall be reviewed and approved by the Boise City Public Works Department prior to commencement of construction, bonding, or payment into trust fund. Fees: Developer shall pay the current street light inspection and plan review fees on the proposed subdivision (B.C.C ). A. The street lights shall be installed and accepted by the Boise City Public Works Department at the following locations. Unless otherwise noted, street lights shall be installed at a 25-foot minimum mounting height, 100 W.H.P.S. 1) N.W. corner of Lot 6, Block 52 2) S.W. corner of Lot 20, Block 49 3) N.E. corner of Lot 16, Block 49 4) S.W. corner of Lot 9, Block 49 5) N.E. corner of Lot 1, Block 52 6) N.E. corner of Lot 5, Block 49 7) N.E. corner of Lot 1, Block 51 8) 300 ft. south of the N.W. corner of the entrance off Warm Springs Avenue on to S. Sawmill Way 9) N.W. corner of the entrance off Warm Springs Avenue on to S. Sawmill Way 30 ft. minimum mounting height, 250/400 W.H.P.S. B. If bonding approval is granted by the Boise City Public Works Department, developer may bond in the amount of 110% of the estimated street light costs. Street lights shall be installed within 90 days of the issuance of the first building permit in the development, if building permits are obtained prior to completion of street light improvements. Road Right-of-Way Conditions 15. The road right-of-way (E. Sawmill Way) should be contained within the subdivision. 16. Roadway construction, if it encroaches into the sewage lagoon containment berm, needs to be done in such a manner as to maintain the structural integrity and impermeability of the berm.

12 Page 8 of 10 General Conditions 17. The developer shall make arrangements to comply with all requirements of the Boise City Fire Department and verify in one of the following ways: A. A letter from the Boise City Fire Department stating that all conditions for water, access, and/or other requirements have been satisfied, B. A non-build agreement has been executed and recorded with a note on the face of the Final Plat identifying the instrument number. OR NOTE: No Parking signs and curb painting shall be required on streets having a width less than 36-feet, back of curb to back of curb. Contact the Boise City Fire Department for sign placement and spacing. Developer may either construct prior to Final Platting or post bond in the amount of 110% of the estimated costs with the Boise City Planning and Development Services Department. 18. The name, Harris Ranch Subdivision #9, is reserved and shall not be changed unless there is a change in ownership, at which time, the new owner(s) shall submit their new name to the Ada County Surveyor for review and reservation. Should a change in name occur, applicant shall submit, in writing, from the Ada County Surveyor, the new name to the Boise City Planning and Development Services Department and re-approval by the Boise City Council of the "revised" Final Plat shall be required. Developer and/or owner shall submit all items including fees, as required by the Boise City Planning and Development Services Department, prior to scheduling the "revised" Final Plat for hearing. 19. Correct street names as approved by the Ada County Street Name Committee shall be placed on the plat (I.C. Title 50, Chapter 13). 20. A letter of acceptance for water service from the utility providing same is required (B.C.C C). 21. Developer shall provide utility easements as required by the public utility providing service (B.C.C F). 22. Developer shall provide a letter from the United States Postal Service stating, "The Developer and/or Owner has received approval for location of mailboxes by the United States Postal Service."

13 Page 9 of 10 Contact: Dan Frasier, Postmaster 770 S. 13th St. Boise, ID Phone No. (208) FAX No. (208) Approval of sewer and water facilities by the Central District Health Department is required (I.C. Title 50, Chapter 13). 24. Developer shall comply with all construction standards of Ada County Highway District including approval of the drainage plan, requirements for installing curb, gutter, sidewalks and paving throughout the subdivision as specified by the Boise City Council. Signature by the Ada County Highway District on the plat is required (I.C. Title 50, Chapter 13). 25. Prior to submitting the Final Plat for recording, the following endorsements or certifications must be executed: Signatures of owners or dedicators, Certificate of the Surveyor, Certificate of the Ada County Surveyor, Certificate of the Central District Health Department, Certificate of the Boise City Engineer, Certificate of the Boise City Clerk, signatures of the Commissioners of the Ada County Highway District and the Ada County Treasurer (I.C. Title 50, Chapter 13). 26. Developer shall comply with B.C.C D.2 which specifies the limitation on time for filing and obtaining certification. Certification by the Boise City Engineer shall be made within two years from date of approval of the Final Plat by the Boise City Council. A. The developer may submit a request for a time extension, including the appropriate fee, to the Boise City Planning and Development Services Department for processing. Boise City Council may grant time extensions for a period not to exceed one year provided the request is filed, in writing, at least twenty working days prior to the expiration of the first two year period, or expiration date established thereafter. B. If a time extension is granted, the Boise City Council reserves the right to modify and/or add condition(s) to the original preliminary or Final Plat to conform with adopted policies and/or ordinance changes. C. The Final Plat shall be recorded with the Ada County Recorder within one year from the date of the Boise City Engineer s signature. If the Final Plat is not recorded within the one-year time frame it shall be deemed null and void.

14 Page 10 of No building permit for the construction of any new structure until the Final Plat has been recorded pursuant to the requirements of the Boise City Subdivision Ordinance, Section A The Harris Ranch Subdivision No. 9 is approved for 18 buildable lots and four common lots.