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HomeMy WebLinkAboutSienna Creek Subdivision PP-04-019 BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR Sienna Creek Subdivision Case No. PP-O4-019 Sagewood Development Inc, Applicant FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT The above entitled matter coming on regularly for public hearing before the City Council on August 17, 2004, and Anna Canning, Shawn Nickel, Lisa Wanner Sisler and David Bailey, appeared and testified, and the City Council having received as part of the record of this matter the recommendation to City Council ofthe Planning and Zoning Commission and the preliminary plat of Sienna Creek Subdivision submitted for preliminary plat approval and which preliminary plat for approval application is herein received and adjudged by the City Council pursuant to Meridian City Code § 12-3-3. Therefore the City Council makes the following findings: FINDINGS OF FACT The City Council of the City of Meridian hereby approves the preliminary plat as requested by the applicant for the property described in the application, subject to the following: 1. The property is located approximately \4 mile north of Us tick Road and \I, mile east of Linder Road, Meridian. 2. The owner of record of the subject property is Sagewood Development, Inc. 3. Applicant is Sagewood Development, Inc. 4. The subject property is currently zoned RUT. The zoning district ofR-8 is defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 1 of19 5. The Applicant requests approval of a Preliminary Plat application for 136 building lots and 13 other lots on 30.0 acres. 6. The Meridian Planning and Zoning Commission recognizes that the proposed application is in compliance with the Meridian Comprehensive Plan. A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. Add a paragraph #9 on page eight stating the following: . Stub street in southwest comer of subdivision should be stubbed to Anfield. . Applicant is to comply with ACHD's request to connect W. Ashby Court to Venable Lane. . Add additional stub extending Anton Dr. to property to the south. Location is subject to discussion between current applicant and the property owner to the south. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: SITE SPECIFIC COMMENTS I PRELIMINARY PLAT 1. Water service to this site shall be via main line extensions ITom the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development, thereby making them available to the adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 2. Sanitary sewer service to this site will be via main line extensions ITom the existing White Drain Trunkline. The subdivision designer is to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 3. The applicant has not definitively indicated who will own and maintain the pressurized irrigation system within this development. Ifthe pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize 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 municipal water FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-0 19 Page 2 of 19 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. 4. A detailed fencing plan shall be submitted upon application for the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. Fencing for the lots bordering common areas shall be 4' in height and made of a semi-solid material. Fencing adjacent to the proposed park shall be 4' in height (to increase the visibility of the park) and depicted in the fencing plan. This shall be an on-going condition of approval. 5. Add or revise the following preliminary plat notes: .Add a note to the face of the plat that restricts fencing adjacent to the pathways within the subdivision to being no greater than four feet in height if solid sight- obscuring material is used for fence construction. 6. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten days prior to the next public hearing for this plat. 7. The applicant has not indicated whether the project is to be phased. If this project is to be phased, revise the plat to indicate phase lines. 8. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. The preliminary geotechnical evaluation, as prepared by Geo Engineers, indicates that shallow groundwater may be a factor, particularly in the areas of Test pits #1 and #5, where groundwater is assumed to be at a depth on the order of3-3 1/2 feet. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period oftime not to exceed 24 hours for all storms up to and including a 100-year storm event. (All areas being counted toward the 10% open space amenity shall be ITee of "wet ponds" or other such nuisances.) Side slopes within drainage areas shall not exceed 3: 1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above groundwater. GENERAL COMMENTS 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 3 of 19 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. All micro-paths within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 5. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-1O-8. 6. 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 are completed by Idaho Power Company. The street light contractor shall obtain design and permit ITom the Public Works Department prior commencing installations. 7. 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/drainage district, or lateral users association (ditch owner's), with written approval or non-approval submitted to the Public Works Department. Iflateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 8. Contact Meridian's Parks Department regarding the existing matures trees on the subject property. Any tree over 4" in caliper that is removed ITom 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. 9. Developer shall coordinate mailbox locations with the Meridian Post Office. 10. Any existing domestic wells and/or septic systems within this project will have to be removed ITom 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. 11. 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. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 4 of 19 4. 5. 6. 7. 8. 12. Contact Sanitary Services Company regarding the location of trash receptacles in the subdivision. C. Adopt the Recommendations of the Meridian Fire Department as follows: 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. International Fire Code Appendix D 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Ih" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fIre hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. Insure that all yet undeveloped parcels are maintained ITee of combustible vegetation. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SiennaCreekSubdivisionPP-O4-019 PageS of19 9. 2. safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer 10. Provide a Knoxbox entry system for the complex. 11. Paint the curb red and provide signage "No Parking Fire Lane", 12. No Parking signs and painted curbs will be required for all Fire Lanes. 13. No parking shall be allowed in Lorna Court. D. Adopt the Recommendations of Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval ITom appropriate entities is submitted. 2. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. E. Adopt the recommendations of the Ada County Highway District as follows: Site Specific Conditions of Approval 1. Construct West Ashton Drive to intersect Venable Lane approximately 235-feet south of the north property line to align with Ashton Drive on the west side of Venable Lane, as proposed. Install a stop sign on Venable Lane (on the south leg) at the West Ashton Drive and Venable Lane intersection. Construct West Ashby Court to intersect into Venable Lane to align with West Ashby Drive on the east side of Venable Lane. Dedicate and additional 25-feet of right-of-way on Venable Lane and construct Venable Lane with vertical curb, gutter, 5-foot attached concrete sidewalk and additional pavement to complete a 40-foot street section. Stripe Venable Lane as FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 6 of 19 3. 12. 13. 14. 15. a 3-lane roadway, as recommended by the submitted traffic impact study. Submit the striping plan to the District ITO review and approval. 4. Construct West Ashton Drive as a 36-foot street section with rolled curb and gutter and an attached 5-foot concrete sidewalk on the north side of the roadway and construct the south side of West Ashton Drive as a 36-foot street section with rolled curb and gutter and a 4-foot concrete sidewalk that is detached by as-foot planter strip on the south side of the roadway, as proposed. 5. Construct the remainder of the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right- of-way, as proposed. 6. Construct the alley with 12-feet of pavement and construct the alley intersection with a minimum of back- of-curb radius of IS-feet. Obtain a license agreement for the landscaping within the alley right-of-way. Parking shall be designed so the minimum clear distance ITom the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. 7. Extend North Sandoon Drive ITom the north property line, as proposed. 8. Extend North Arches Way ITom the east property line (the northeast comer ofthe property), as proposed. 9. Construct North McKinley Park A venue to the south property line approximately 96-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating, "this roadway will be extended in the future". 10. If the City of Meridian requires the applicant to construct an additional stub street to the south property line. Install a sign at the terminus of the roadway stating, "this roadway will be extended in the future". 11. Extend West Ashby Court to Venable Lane to align with West Ashby Drive on the east side of Venable Lane. Construct one cul-de-sac turnaround within the subdivision. Provide a minimum turning radius of 45-feet for the cul-de-sac turnaround. Construct one knuckle without a center island within the subdivision, as proposed. Other than the access points that have specifically been approved with this application, direct lot access to Venable Lane is prohibited. A note of the access restriction will be required on the final plat. Comply with all Standard Conditions of Approval. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-0 19 Page 7 of 19 9. 10. Standard Conditions of Approval I. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street ITontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details, 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1- 800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 8 of 19 4. 5. 6. District. The burden shall be upon the applicant to obtain written confirmation of any change ITom the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. F. Adopt the recommendations of Settler's Irrigation District as follows: 1. All irrigation / drainage facilities along their easements must be protected and continue to function, the facilities are the Coleman Lateral and the White Drain. 2. A Land Use Change Application must be on file prior to any approvals. 3. A license agreement must be signed and recorded prior to construction of any S.LD. facilities. Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be approved by Settlers Irrigation District. All storm drainage must be retained on site. The development must supply irrigation access to all lots within the above- mentioned subdivision. If the developer wishes to have Settler's Irrigation District own, operate and maintain the pressure irrigation system an agreement needs to be in place prior to the pre-construction meeting. G. Adopt the action of the City Council taken at their August 17,2004 meeting as follows; For clarification: 1. Applicant shall amend the plat to include a traffic calming structure in the street which exceeds the maximum block length. 2. The correct date of the preliminary plat is August 16, 2004. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 9 of 19 DECISION AND ORDER Pursuant to the City Council's authority as provided in Meridian City Code § 12- 3-5 and based upon the above and foregoing Findings of Fact which are herein adopted: IT IS HEREBY ORDERED AND THIS DOES ORDER 1. The Preliminary Plat of the applicant as evidenced by having submitted the preliminary plat of SIENNA CREEK SUBDIVISION, dated August 16, 2004, is hereby conditionally approved; and 2. The conditions of approval are as follows to-wit: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. Add a paragraph #9 on page eight stating the following; . Stub street in southwest corner of subdivision should be stubbed to Anfield. . Applicant is to comply with ACHD's request to connect W. Ashby Court to Venable Lane. . Add additional stub extending Anton Dr. to property to the south. Location is subject to discussion between current applicant and the property owner to the south. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: SITE SPECIFIC COMMENTS / PRELIMINARY PLAT 1. Water service to this site shall be via main line extensions ITom the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development, thereby making them available to the adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 2, Sanitary sewer service to this site will be via main line extensions ITom the existing White Drain Trunkline. The subdivision designer is to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service, FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek SubdivisionPP-O4-019 Page 10 of 19 3. The applicant has not definitively indicated who will own and maintain the pressurized irrigation system within this development. If the pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize 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 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. 4. A detailed fencing plan shall be submitted upon application for the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. Fencing for the lots bordering common areas shall be 4' in height and made of a semi-solid material. Fencing adjacent to the proposed park shall be 4' in height (to increase the visibility of the park) and depicted in the fencing plan. This shall be an on-going condition of approval. 5. Add or revise the following preliminary plat notes: .Add a note to the face of the plat that restricts fencing adjacent to the pathways within the subdivision to being no greater than four feet in height if solid sight- obscuring material is used for fence construction. 6. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten days prior to the next public hearing for this plat. 7. The applicant has not indicated whether the project is to be phased. If this project is to be phased, revise the plat to indicate phase lines. 8. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. The preliminary geotechnical evaluation, as prepared by Geo Engineers, indicates that shallow groundwater may be a factor, particularly in the areas of Test pits #1 and #5, where groundwater is assumed to be at a depth on the order of3-3 1/2 feet. 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 100-year storm event. (All areas being counted toward the 10% open space amenity shall be ITee of "wet ponds" or other such nuisances.) Side slopes within drainage areas shall not exceed 3: 1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-0 19 Page 11 of 19 street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above groundwater. GENERAL COMMENTS I. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2, Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. All micro-paths within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 5. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-l3-1O-8. 6. 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 are completed by Idaho Power Company. The street light contractor shall obtain design and permit ITom the Public Works Department prior commencing installations. 7. 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/drainage district, or lateral users association (ditch owner's), with written approval or non-approval submitted to the Public Works Department. Iflateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 8. Contact Meridian's Parks Department regarding the existing matures trees on the subject property. Any tree over 4" in caliper that is removed ITom 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. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 12 of 19 2. 3. 4. 5. 6. 9. Developer shall coordinate mailbox locations with the Meridian Post Office. 10. Any existing domestic wells and/or septic systems within this project will have to be removed ITom 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. 11. 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. 12. Contact Sanitary Services Company regarding the location of trash receptacles in the subdivision. C. Adopt the Recommendations of the Meridian Fire Department as follows: 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. International Fire Code Appendix D Acceptance of the water supply for fire protection will be by the Meridian Water Department. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 'h" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius. Insure that all yet undeveloped parcels are maintained ITee of combustible vegetation. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 13 of 19 D. 2. 3. 4. 5. E. 7. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 8. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. 9. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer 10. Provide a Knoxbox entry system for the complex. 11. Paint the curb red and provide signage "No Parking Fire Lane". 12. No Parking signs and painted curbs will be required for all Fire Lanes. 13. No parking shall be allowed in Lorna Court. Adopt the Recommendations ofCentra1 District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval :&om appropriate entities is submitted. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. Run-off is not to create a mosquito breeding problem. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality, The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the recommendations of the Ada County Highway District as follows: Site Specific Conditions of Approval FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek SubdivisionPP-O4-019 Page 14 of 19 1. Construct West Ashton Drive to intersect Venable Lane approximately 235-feet south of the north property line to align with Ashton Drive on the west side of Venable Lane, as proposed. Install a stop sign on Venable Lane (on the south leg) at the West Ashton Drive and Venable Lane intersection. 2. Construct West Ashby Court to intersect into Venable Lane to align with West Ashby Drive on the east side of Venable Lane. 3. Dedicate and additional 25-feet of right-of-way on Venable Lane and construct Venable Lane with vertical curb, gutter, S-foot attached concrete sidewalk and additional pavement to complete a 40-foot street section. Stripe Venable Lane as a 3-lane roadway, as recommended by the submitted traffic impact study. Submit the striping plan to the District :&0 review and approval. 4. Construct West Ashton Drive as a 36-foot street section with rolled curb and gutter and an attached 5-foot concrete sidewalk on the north side of the roadway and construct the south side of West Ashton Drive as a 36-foot street section with rolled curb and gutter and a 4-foot concrete sidewalk that is detached by as-foot planter strip on the south side of the roadway, as proposed. 5. Construct the remainder of the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right- of-way, as proposed. 6. Construct the alley with 12-feet of pavement and construct the alley intersection with a minimum of back- of-curb radius of IS-feet. Obtain a license agreement for the landscaping within the alley right-of-way. Parking shall be designed so the minimum clear distance ITom the back of the parking stall to the opposite side of the alley is 22- feet for perpendicular parking. 7. Extend North Sandoon Drive ITom the north property line, as proposed, 8. Extend North Arches Way :&om the east property line (the northeast corner of the property), as proposed. 9. Construct North McKinley Park Avenue to the south property line approximately 96-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating, "this roadway will be extended in the future". 10. If the City of Meridian requires the applicant to construct an additional stub street to the south property line. Install a sign at the terminus of the roadway stating, "this roadway will be extended in the future". 11. Extend West Ashby Court to Venable Lane to align with West Ashby Drive on the east side of Venable Lane. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-0 19 Page 15 of 19 3. 4. 5. 6. 7. 8, 9. 12. Construct one cul-de-sac turnaround within the subdivision. Provide a minimum turning radius of 45-feet for.the cul-de-sac turnaround. 13. Construct one knuckle without a center island within the subdivision, as proposed, 14. Other than the access points that have specifically been approved with this application, direct lot access to Venable Lane is prohibited. A note of the access restriction will be required on the final plat. 15. Comply with all Standard Conditions of Approval. Standard Conditions of Approval I. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street ITontages abutting the site shall be borne by the developer. Replace any existing damaged curb, gutter and sidewalk and. any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek SubdivisionPP-O4-019 Page 16of19 2. 3. 4. 5. 6. damaged by the applicant. The applicant shall be required to call DIGLINE (1- 800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative ofthe Ada County Highway District. The burden shall be upon the applicant to obtain written confIrmation of any change ITom the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. F. Adopt the recommendations of Settler's Irrigation District as follows: 1. All irrigation / drainage facilities along their easements must be protected and continue to function, the facilities are the Coleman Lateral and the White Drain, A Land Use Change Application must be on file prior to any approvals. A license agreement must be signed and recorded prior to construction of any S.LD. facilities. Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be approved by Settlers Irrigation District. All storm drainage must be retained on site. The development must supply irrigation access to all lots within the above- mentioned subdivision. If the developer wishes to have Settler's Irrigation District own, operate and maintain the pressure irrigation system an agreement needs to be in place prior to the pre-construction meeting. G. Adopt the action of the City Council taken at their August 17,2004 meeting as follows; For clarification; FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 17 of 19 I. Applicant shall amend the plat to include a traffic calming structure in the street which exceeds the maximum block length. 2. The correct date of the preliminary plat is August 16,2004, The preliminary plat of SIENNA CREEK SUBDIVISION, dated August 16, 2004, and stamped: ,and stamped: RECEIVED \?llI-{)4, CITY OF MERIDIAN CITY CLERK OFFICE, is hereby approved. 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 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 as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the ~ day of Sr~x",\c(y ,2004. ROLL CALL COUNCILMAN SHAUN WARDLE VOTED~ FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 18 of 19 COUNCILMAN BILL NARY VOTED~ COUNCILMAN CHARLIE ROUNTREE VOTED~ COUNCILMAN KEITH BIRD VOTED~ MAYOR TAMMY de WEERD (TIE BREAKER) VOTED---=------ Attest: By:, 10JtCll1..J\ ~ ~N--" City Clerk's Office Dated: Ct.-;)4-()f Z:\Work\M\MeridianlMeridian 15360MlSienna Creek\SiennaCk PP-<J4-<J19 Findings,doc FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT Sienna Creek Subdivision PP-O4-019 Page 19 of 19