HomeMy WebLinkAboutSoda Springs Subdivision FP-04-017
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF TODD
CAMPBELL CONSTRUCTION,
INC. FOR APPROVAL OF 57
SINGLE-FAMILY RESIDENTIAL
BUILDING LOTS AND 10
COMMON LOTS ON 11.08 ACRES
IN AN R-8 ZONE FOR SODA
SPRINGS SUBDIVISION,
LOCATED APPROXIMA TEL Y Yz
MILE EAST OF N. LOCUST
GROVE ROAD ON THE NORTH
SIDE OF E. VICTORY ROAD, IN
THE SW % OF SECTION 20, T.3N.,
R.IE.
CIC 04/06/04
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CASE NO. FP-04-017
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 April 6, 2004, and the Council finding that the Administrative
Review is complete ftom Sonya Allen for the Planning and Zoning Department, and Brnce
Freckleton, Engineering Technician III, dated: Hearing Date: April 6, 2004, to the Mayor and
Council, and that Anna Powell Planning Director for the Planning and Zoning Department, and Brad
Watson, of the Public Works Department, commented at the hearing, and the Council having
considered the requirements of the preliminary plat the Council takes the following action:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SODA SPRINGS
SUBDIVISION I (FP-O4-0l7)
Page 1 of5
IT IS HEREBY ORDERED THAT:
1.
The Final Plat of "SODA SPRINGS SUBDIVISION A PARCEL OF LAND ALL
LOCATED IN THE SEI/4 OF SWII4 OF SECTION 20 T.3N., R.lE., B.M., CITY OF MERIDIAN,
ADA COUNTY, IDAHO 2004, I:\PROJECTS\CAMPBELL\3 1 492\ACAD\-3 1 492-SV-PTOO.DWG
INDEX. NO. 311-20-3-2-00-00 SHEET 1 OF 3", HANDWRITTEN DATED 2/4/2004, W&H
P AClFIC", Todd Campbell Construction, Inc., Developer, is Conditionally Approved subject to
those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council
ftom Bruce Freckleton, Engineering Technician III, and Sonya Allen for the Planning and Zoning
Department, dated: Hearing Date: April 6, 2004, listing 24 CONDITIONS OF APPROVAL, 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 ftom the action of the Council
taken at their April 6, 2004 meeting as follows, to-wit:
1.1
Adopt the action of the City Council taken at their April 6, 2004
meeting, and specifically pertaining to the Staff Report, under
Conditions of Approval, number 21, such that it now reads as
follows:
CONDITIONS OF APPROVAL
21.
Revise the Utility, Drainage and Irrigation Easement along the
subdivisions west boundary to IS-foot in width, the east side of
Lot 6, Block 6 to be 10-foot in width, the east side of Lot 5,
Block 1 to be 8- foot in width, The south side of Lot 1, Block 5
to be 8-foot in width, and the west side of Lot 20, Block 1 to be
8-foot in width.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SODA SPRINGS
SUBDIVISION I (FP-O4-0I7)
Page 2 of 5
These revisions are necessitated by the location of irrigation
facilities, these utility and drainage easements maybe smaller if
approved by Nampa & Meridian Irrigation District. (per action
of the City Council taken at their April 6, 2004 meeting)
1.2
Adopt the Recommendations of the Central District Health
Department as follows:
The Central District Health Department requires after written
approval ftom 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:
I. State ofIdaho 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.
1.3
Adopt the Recommendations of the Nampa & Meridian Irrigation
District as follows:
I. The plans do not clearly address the revised pump station nor the
storm water. The District needs calculation on storm water return
(ie. What rate?) We base all of our return flows on twenty-five
(25) year flows (after it has been cleaned up and retained onsite to
predevelopment flows).
2. The Nine Mile Drain as well as the Ridenbaugh Canal courses
along a portion of the northeast boundary ofthis project.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SODA SPRINGS
SUBDIVISION I (FP-O4-0 17)
Page 3 of 5
The plans show a portion of this being proposed as a park area,
around the Ridenbaugh Canal and over the Nine Mile Drain.
Clearer plans with more detail are required. Agreements along
with Discharge Agreements and Urban Irrigation Contact will be
required before Nampa & Meridian Irrigation District will give
approval.
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
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 REGULA TORY 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 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 ofthe 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-
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SODA SPRINGS
SUBDIVISION I (FP-04-OI7)
Page 4 of 5
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 lJ> th
day of
Þç>ñ l ,
,2004.
Attest:
¡~k. - ~ 0'1 ff
J/Á- - '-< OJ'
William G. Berg, Jr., C ty erlf:;"6 ~7' 1S1 ." f.J f
-"/,/ "I C 'f:>'?' ",,-:0-
'II OUNT~ ""
Copy served upon Applicant, the Pl~g,W1~\;¡>;olÌlng Department, Public Works Department,
and City Attorney.
BY:juCl. ~^Ðt"-
Dated:----=rr{Cllj "1 ¡JOOi
Z:\WorklMlMeridianlMeridian 15360MlSoda Springs Sub FP-04-O1710rderFP.doc
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SODA SPRINGS
SUBDIVISION I (FP-O4-OI7)
Page 5 of5
MAYOR
TammydeWeerd
oU'e;;dltrn
IDAHO
CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-221 1- Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
Hearing Date: April 6, 2004
To:
Mayor and City Council
}Ill
Sonya Allen, Assistant City Planner 0 ~
Bruce Freckleton, Senior Engineering Tech. ~
From:
Re:
Soda Springs Subdivision
Request for Final Plat Approval of Fifty-seven (57) Single-Family Residential
Lots and Ten (10) Common Lots on 11.08 Acres in an R-8 Zone for Soda
Springs Subdivision, by Todd Campbell Construction, Inc. (File No. FP-O4-017).
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, Todd Campbell Construction, Inc., has requested final plat approval of Soda
Springs Subdivision. This subdivision consists of 57 single-family residential lots and 10
common lots on 11.08 acres in an R-8 zone. The common lots within the subdivision will be
used for landscaping, storm drainage, and open space. The gross density of the subdivision is
5.14 dwelling units per acre. The net density is 6.56 dwelling units per acre.
The proposed subdivision is located approximately Y> mile east ofN. Locust Grove Road on the
north side of E. Victory Road, in the SW ~ of Section 20, T.3N., R.IE.
Staff finds that the proposed final plat complies with the approved preliminary plat.
Staff recommends approval of Soda Springs Subdivision with the comments and conditions
stated in this report.
Exhibit 'A' 10f5
7.
Mayor & City Council
Hearing Date: April 6, 2004
Page 2 of5
CONDITIONS OF APPROVAL
1.
Applicant shall meet all terms of the approved Preliminary Plat (PP-03-027),
Conditional Use Permit (CUP-03-043), and Development Agreement (Inst. No.
104027946) approved for this development.
2.
The pressurized irrigation system within this development is to be owned and
maintained by Nampa & Meridian Irrigation District. 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, a single-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. 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.
Sanitary sewer and water service to these lots shall be via main line extensions ftom
existing mains adjacent to the subdivision. The applicant shall be responsible to
construct the sewer and water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. This development is subject to applicable sanitary sewer and water
latecomers fees.
4.
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.
5.
Any drainage areas (detention/retention basins) must be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a IOO-year storm event. (All areas being counted toward the 10%
open space amenity shall be tree of "wet ponds" or other such nuisances.).
6.
Fencing adjacent to pathways or the common area lots shall not be over three feet in
height if constructed of a solid material, and shall not be more than 4 feet in height if it is
non-sight obscuring per preliminary plat finding #5, pg. 6.
A solid, 6-foot high cedar fence shall be installed on the west, north, and east boundaries
of the subdivision adjacent to residential lots prior to any building permits being issued
per Preliminary Plat Finding No.5, pg. 6. The fence along the east boundary will be
installed on the neighboring property per their consent so that it doesn't have to be set in
ACHD right-of-way (per discussion at City Council meeting on 12/9/03).
Per Preliminary Plat Finding #5, pg. 13, applicant shall only be allowed one story homes
to be built on the lots that back up to the one story homes in Sherbrooke Hollows.
Exhibit 'A' 2 of 5
Mayor & City Council
Hearing Date: April 6, 2004
Page 3 of5
8.
9.
10.
Bonus rooms shall be allowed in these homes, but no windows shall face into the
Sherbrooke Hollows homes.
The applicant has stated that a note will be added on the face of the plat for this
requirement.
Per Preliminary Plat Finding #6, pg. 13, minimum house sizing shall be as follows:
a.
b.
1,500 s.f. min. for one story homes bordering Sherbrooke Hollows.
1,750 s.f. min. for two story homes bordering Sherbrooke Hollows.
1,300 s.f. min. for homes backing up to Victory Road
1,300 s.f. min. for one story homes on alleys.
1,600 s.f. min. for two story homes on alleys.
c.
d.
e.
The applicant has stated that these requirements will be included in the CC&R's for the
subdivision.
Add or revise the following plat notes:
(10.)
(14.)
Direct access to E. Tigert Street E. Powder River Street is prohibited...
Add note: "Fencing on Lots 2. 12. and 14 adjacent to common area Lots 1. and
13- Block 1. shall not exceed three feet in height if constructed of a solid
material. and shall not exceed four feet in height if constructed of a non-sight
obscuring material."
Add note: "One stOry homes must be built on the lots that back UP to the one
stOry homes in Sherbrooke Hollows. Bonus rooms shall be allowed in these
homes. but no windows shall face into the Sherbrooke Hollows homes."
(15.)
Revise the Landscape Plan (dated 11-4-03, prepared by W & H Pacific) as follows:
a.
b.
c.
d.
e.
A solid, 6-foot high perimeter fence shall be installed per Preliminary Plat
Finding No.5, pg. 6.
Show fencing along micropath adjacent to Lots 17 & 19, Block 1, in compliance
with Preliminary Plat Finding No.5, pg. 6, which states that fencing adjacent to
pathways or the common area lots shall not be over three feet in height if
constructed of a solid material, and shall not be more than 4 feet in height if non-
sight obscuring.
Show contours for the drainage area on Lot 13, Block I.
Include one tree on Lot 13, Block 1 (per MCC 12-13-16-5) to be located outside
of the drainage swale
Include calculations table showing the width of the street buffer, lineal feet of
street ftontage, number of street trees provided/required, acreage dedicated for
common open space, Number of trees providedlrequired on common lot(s).
Exhibit 'A' 3 of5
17.
18.
19.
20.
21.
Mayor & City Council
Hearing Date: April 6, 2004
Page 4 of 5
f.
Provide a 20-foot wide improved surface on the fire access road capable of
supporting 70,000 lbs. Turning radius must be 28-feet measured on the inside
and 48-feet on the outside.
11.
Any existing domestic wells and/or septic systems within this project shall be removed
ftom 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.
Two-Hundred-fifty watt (250w) and One-Hundred watt (lOOw), 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 are completed by Idaho Power Company. Street light contractor to
obtain design and permit ftom 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.
14.
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.
15.
Coordinate fire hydrant placement with the City of Meridian's Deputy Fire Chief and the
Public Works Department.
16.
Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-
13-10-8.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
Bearings and/or distances of record as mentioned in the legal description of the
Certificate of Owner's need to also be shown on the face of the plat.
Add the "centerline" and "property line" to the plat legend.
Add the Corner Record # to the W1I4 Corner of Section 20, and add a reference to
"Section 20" for all corners shown.
Revise the Utility, Drainage and Irrigation Easement along the subdivisions west
boundary to IS-foot in width, the east side of Lot 6, Block 6 to be IO-foot in width, the
east side of Lot 5, Block I to be 8-foot in width, The south side of Lot 1, Block 5 to be
8-foot in width, and the west side of Lot 20, Block I to be 8-foot in width. These
revisions are necessitated by the location of irrigation facilities, these utility and drainage
Exhibit 'A' 4 0£5
Mayor & City Council
Hearing Date: April 6, 2004
Page 5 of 5
easements may be smaller if approved by Nampa & Meridian Irrigation District. (Per
action of the City Council taken at their April 6, 2004 meeting)
22.
The sum of the distances shown along the subdivision's east boundary don't equal the
overall distance shown. Make the necessary corrections.
23.
Correct the dimensions shown for the Yo width of the right-of-way of E. Powder River
Street, and the south portion of S. Gunnell A venue, as the centerline that is shown is not
in the center of the roadways.
24.
Staff's failure to cite specific ordinance provisions or terms of the approved annexation
preliminary plat, or conditional use permit does not relieve Applicant of responsibility
for compliance.
RECOMMENDATION
Staff recommends approval of the final plat for Soda Springs Subdivision with the above stated
comments and conditions.
Dc\Z:\WorklMlMeridianlMeridian 15360MlSoda Springs Sub FP-04-O17\Snda Springs Sub FP.doc
Exhibit 'A' 5 of5