Castlbrook Sub No. 5 FP
BEFORE THE MERIDIAN CITY COUNCIL
C/C December 21, 2004
IN THE MATTER OF THE
APPLICATION OF LIBERTY
DEVELOPMENT, LLC FOR
APPROVAL OF 49 SINGLE-
FAMILY RESIDENTIAL BUILDING
LOTS AND 2 COMMON LOTS ON
12.14 ACRES IN AN R-8 ZONE
LOCATED AT 4000 WEST PINE
AVENUE IN THE NORTH Y, OF T.
3N., R.IW., SECTION 10.
CASE NO. FP-04-075
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Fina] Plat approval pursuant to
Meridian City Code § ]2-3-7 on December 2], 2004, and theCounci] finding that the Administrative
Review is complete from Sonya AI]en, Assistant City Planner for the Planning and Zoning
Department, and Bruce Freck]eton, Deve]opment Services Manager for the Public Works
Department, dated: Hearing Date: December 21,2004, 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:
1.
The Final Plat of "PLAT SHOWING CASTLEBROOK SUBDIVISION NO.5
LOCATED IN THE NORTH Y, OF T. 3N., R. lW., SECTION 10, BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2004, HANDWRITTEN
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION NO.5 / (FP-04-075)
Pagelof4
DATE: 12/01/04, SHEET 1 OF 5, BAILEY ENGINEERING, INC.", LIBERTY
DEVELOPMENT, Deve]oper, is Conditionally Approved subject to those conditions
of Staff comments as set forth in the Memorandum to the Mayor and City Council
from Sonya Allen, Assistant City Planner for the Planning and Zoning Department
and Bruce Freckleton, Deve]opment Services. Manager for the Public Works
Department, dated: Hearing Date: December 21,2004, listing 22 SITE SPECIFIC
REQUIREMENTS/FINAL PLAT and 8 GENERAL REQUIREMENTS, a true and
correct copy of which is attached hereto marked Exhibit "A", and consisting of 5
pages, and by this reference incorporated herein, and the additional requirements
from the action of the Council taken at their December 2], 2004 meeting as follows,
to-wit:
1.1
Adopt the Recommendation of the Centra] District Hea]th
Department as follows:
The Central District Health requires after written approval
ftom the appropriate entities are submitted, they can approve
this proposal for centra] sewage and centra] water; that plans
must be submitted to and approved by the Idaho Department
of Hea]th and Welfare, Division of Environment a] Quality for
central sewage and central water; that run-orris not to create a
mosquito breeding problem; and it is suggested that the
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 storm water management system that is
preventing groundwater and surface water degradation.
Manua]s for guidance:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION NO.5 / (FP-O4-075)
Page 2 of 4
1.
State of Idaho Catalog of Stormwater Best
Management Practices for Idaho Cities and
Counties. Prepared by the Idaho Division of
Environmenta] Qua]ity, Ju]y ]997.
2.
Stormwater Best Management Practices
Guidebook. Prepared by City of Boise Public
Works Department, May 2000.
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 aI] off-site improvements are completed
and/or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY 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 Judicia]
Review may be filed.
Please take notice that this is a [mal action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-652]. An affected person being a person who has an interest
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION NO.5 / (FP-O4-075)
Page30f4
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 ajudicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the
d \ S-\
day
of l)=>rcmlcev-
Attest:
By: ~ flM¡U.UY\.
City Clerk's Office
\'6-0'5
Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION NO.5 1 (FP-O4-075)
Page40f4
MAYOR
Tammy de Weerd
I
olferi d i!C"
IDAHO .V
~
a
CITY HALL
(208) 888-4433 - Fax 887-48B
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. ROIlIllree
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
MEMORANDUM:
Hearing Date: December 2], 2004
To:
Mayor & City Council
From:
. .] "If
Sonya Allen, Assistant City P annerO
Bruce Freck]eton, Engineering Tech III~
CASTLEBROOK SUBDIVISION NO.5
Re:
Request for Fina] Plat Approval of Castlebrook Subdivision No.5, Consisting of
Forty-nine (49) Single-family Residential Bui]ding Lots and Two (2) Common
Lots on 12.]4 Acres in an R-8 Zone by Liberty Deve]opment, Inc.
(File No. FP-O4-075).
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Liberty Deve]opment, Inc., has applied for final plat approval of the fifth phase
of Castle brook Subdivision. This phase of the subdivision includes 49 single-family residential
building lots and 2 common lots on ]2.14 acres in an R-8 zone. This phase was preliminary
platted under the name of Castlebrook Subdivision No.2. The gross density of Phase No.5 is
approximately 4.0 dwelling units/acre. The net density is approximately 5.0 dwelling units/acre.
This phase of Castlebrook Subdivision is located approximately 1/3 mile. east of N. Black Cat
Road, north ofW. Pine Ave., in the NW ~ of Section 10, T.3N., R.1W.
The common area lots within the subdivision consist of landscape and pathway lots and will be
owned and maintained by the Castlebrook Homeowners Association. The pressurized irrigation
system within this development will also be owned and maintained by the Homeowners
Association.
The final plat for this phase complies with the approved preliminary plat.
Exhibit "A"
Mayor & City Council
Hearing Date: December 2], 2004
Page 2 of 5
Staff recommends approval for Castlebrook Subdivision No.5 with the comments and
conditions stated in this report.
SITE SPECIFIC REOUIREMENTS
1.
App]icant shall meet aI] terms of the approved Annexation (AZ-02-03]) and Preliminary
Plat (PP-02-032).
2.
Underground vear-round pressurized irrigation must be provided to all lots 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. App]icant 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 culinary 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. The pressure irrigation system shall be
accepted prior to the issuance of a Certificate of Occupancy.
3.
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed,
off-site pathway constructed, and road base approved by the Ada County Highway
District prior to applying for building permits. All development improvements,
including fencing, micro-paths, off-site pathway, irrigation, and landscaping shall be
installed and approved prior to obtaining certificates of occupancy. A letter of credit or
cash surety in the amount of 1 ]0% will be required for all fencing, landscaping,
pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat.
4.
Water service to this site shall be via main line extensions from 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 (including stub streets and W. Pine Lane). 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.
5.
Sanitary sewer service to this site will be via main line extensions to an existing
temporary lift station within the Blackstone Subdivision. This lift station pumps to an
existing gravity sewer main located in Black Cat Road, that then flows to the Ashford
Greens lift station. The B]ackstone lift station shall be upgraded or modified, at this
FP-O4-075
Exhibit "A"
Castlebrook Sub5.FP.doc
Mayor & City Council
Hearing Date: December 2],2004
Page3 of5
9.
FP-O4-075
developers expense, to the City of Meridian's standards and specifications. The applicant
will be responsible to construct lateral sewer mains to and through this proposed
development including and in coordination with the City's Black Cat Trunk Project.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. This development shall be subject to the Ashford Greens sewer latecomers
fees. Black Cat trunk development fee of $1,500.00 per dwelling unit shall also be
assessed against this development. Payment of the trunk development fees and
latecomer fees are required prior to signature on the final plat map by the City Engineer.
App]icant shall execute City of Meridian standard forms of easements, for any mains
that are required to provide service.
6.
All fencing shall be in compliance with MCC 12-4-10 and ]2-13-15-9.
7.
The landscape plan dated 10/26/04 (Sheet Ll) prepared by South Landscape
Architecture needs to be revised as follows:
a.
b.
c.
Six-foot vinyl fencing is required along the eastern boundary of the subdivision.
Include calculations table on the Landscape Plan.
See note #]9 below. Revise Landscape Plan accordingly. Minimum 5-ft. wide
paved pathway with landscaping (no trees) required on each side of the pathway,
extending to Pine Ave.
8.
Add or revise the following notes on the face of the plat:
(2.)
(7.)
( J..Q)
(llJ
De]ete note - No drainage facilities are shown on the construction plans.
De]ete note - Not required to be shown on plat.
"Buildinf!: setbacks and dimensional standards in this subdivision shall be in
compliance with Title 11 and Title 12 of the Meridian Citv Code. "
Place a note on the plat that references the FEMA flood plain boundary adjacent
to the Ten Mi]e Creek. Note restrictions associated with the flood zone on the
face of the plat.
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 Reso]ution 02-374.
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 tòward the 5%
open space shall be free of "wet ponds" or other such nuisances.)
10.
]1.
Please submit a copy of the Ada County Street Name Committee's "Fina]" letter for the
street names and lot & block numbering. Make all corrections necessary to comply.
]2.
Please clarify the "No Cap, Set Cap" notation at the southeast corner of the subdivision
Exhibit "A"
Castlebrook Sub5.FP.doc
Mayor & City Council
Hearing Date: December 2], 2004
Page 4 of 5
13.
]4.
]5.
]6.
]7.
18.
19.
20.
21.
22.
boundary (sheets] &3 of5.), and verify against the symbol that is shown in the Legend.
Graphical]y depict five-foot wide Public Utilities, Drainage and Irrigation Easements
along the west side of Lot 43, Block 7, Lot 7, Block ]4, Lot 27, Block ]4, and Lot 4,
B]ock ] 5, as these will be side lot lines against a previous phase.
Graphical]y depict an eight-foot wide Public Utilities, Drainage and Irrigation Easement
along the westerly side of Lot 46, Block 7. The extra width is required due to the
location of a pressurized irrigation main.
Lot 6, Block 16 doesn't meet the-required minimum street frontage along the N. Scotney
avenue frontage. Place an arrow on this lot to indicate the house frontage orientation
towards W. Gillete Drive, and add arrow symbol to the plat legend.
The sum of the segments along the north boundary of Lots 43-44, Block 7 doesn't equal
the overall boundary distance shown. Please make the appropriate corrections.
The sum of the segments along the east subdivision boundary doesn't equal the overall
boundary distance shown. Please make the appropriate corrections.
The sum of the segments along the south boundary of Lots 4-13, Block 15 doesn't equal
the overall boundary distance shown. Please make the appropriate corrections.
Extend a minimum twenty-foot wide "finger" off of the common area Lot 3, Block ]5 to
be centered over the sanitary sewer truck line, and depict a twenty- foot wide easement
out to W. Pine Lane. A]so, a paved pathway will be required within this "finger"
extending to Pine Ave. Adjust adjacent lots to meet the minimum street frontage
requirements.
The pathway along the Ten Mile Creek shall be constructed prior to the issuance of the
first Certificate of Occupancy Permit of any lots adjacent to the pathway.
The Homeowner's Association shall maintain the public pathway that runs along the Ten
Mi]e Creek until such time that the City elects to take over maintenance of such
pathway.
Staff's failure to cite specific ordinance provisions or terms of the approved annexation
or preliminary plat does not relieve App]icant of responsibility for compliance.
GENERAL REOUIREMENTS
1.
FP-04-075
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 ]2-4-13. Plans will need to be approved by the appropriate
Exhibit "A"
Castlebrook Sub5.FP.doc
Mayor & City Council
Hearing Date: December 21, 2004
Page 5 of5
irrigation/drainage district, or lateral users association, with written confirmation of said
approval submitted to the Public Works Department.
2.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
3.
One-Hundred watt (1O0w), high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed
at subdivider's expense. Typica] locations are at street intersections andlor 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 from the
Public Works Department prior commencing installations.
4.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
6.
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.
7.
Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
8.
Provide sidewalks in accordance with the MCc.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Castlebrook Subdivision No.5 with the above
stated comments & conditions.
FP-O4-075
Exhibit "A"
Castlebrook Sub5.FP.doc