HomeMy WebLinkAboutCooper Canyon PP 02-001BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 04/02/02
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR COOPER CANYON
SUBDIVISION, LOCATED EAST
OF NORTH LOCUST GROVE
ROAD AND SOUTH OF EAST
WILSON LANE, MERIDIAN,
IDAHO
BY: WILDWOOD
DEVELOPMENT, LLC,
APPLICANT
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Case No. PP-02-O01
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coming on regtflarly for public hearing before the
City Council on April 2, 2002, and Shari Stiles, Planning and Zoning Administrator,
Barry Semple, Chris Findlay, and David Callister, appeared and testified, and the
City Council having received a report from Steve Siddoway, Planner II for Planning
and Zoning, and Bruce Frecldeton, Engineering Technician III, and the City Council
having received as part of the record of this matter the recommendation to City
Council of the Planning and Zoning Commission and the applicant having submitted
the "COOPER CANYON PRELIMINARY PLAT, A PORTION OF LOT 7
PLEASANT VALLEY SUBDIVISION IN THE NWl/4 OF SECTION 8, T. 3 N., R.
1 E, BM, MERIDIAN, ADA COUNTY, IDAHO, c 2001 TOOTHMAN-ORTON
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-O01) 1
ENGINEERING CO., PRE-PLAT-SITE4, DESIGNED: BSS, DRAWN: IEB, SHEET
1 OF 1, DATE: 10/31/01, PROJECT: 01067, LAWRENCE R. TUCICNESS TRUST-
OWNER, WILDWOOD DEVELOPMENT, LLC - APPLICANT", 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
I. That the proposed development is in conformance with the
Comprehensive Plan by reason of the fact that it lies within the existing Urban Area
as defined in the Meridian Comprehensive Plan Generalized Land Use Map,
Infrastructure Planning Analysis Comprehensive Plan and Map, adopted December
21, 1993, and the property is presently zoned High Density Residential District (R-
40), and requires connection to the Municipal Water and Sewer System. [Meridian
City Code § 11-7-2 F]
2. The preliminaE¢ plat is in conformance with the Comprehensive Plan
City of Meridian adopted December 21, 1993, Ordinance No. 629.
3. It is determined that Urban Services can be made available to
accommodate the proposed development if the plat complies with the requirements
and conditions hereinafter set forth as conditions of preliminary plat approval.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001)
2
4. The proposed development is a continuity of the proposed development
within the City's Capital Improvement Program and if the conditions which are
requested by the Planning and Zoning Administrator and the Engineering Technician
III and as proposed by the developer as stated on the preliminary plat there will be
public financial capability of supporting services for the proposed development.
5. The development if built in accordance with the conditions and as
proposed, will not create health, safety or environmental problems and there have
been no specifics of any such concerns brought to the Council's attention.
6. It is found that the Recommendation To City Council of the Planning
and Zoning Commission is reasonable and appropriate for the conditions of approval
of the preliminary plat as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing
of the preliminary plat herein designated as: "COOPER CANYON PRELIMINARY
PLAT, A PORTION OF LOT 7 PLEASANT VALLEY SUBDIVISION IN THE
NWl/4 OF SECTION 8, T. 3 N., R. 1 E, BM, MERIDIAN, ADA COUNTY,
IDAHO, c 2001 TOOTHMAN-ORTON ENGINEERING CO., PRE-PLAT-SITE4,
DESIGNED: BSS, DRAWN: IEB, SHEET 1 OF 1, DATE: 10/31/01, PROJECT:
01067, LAWRENCE R. TUCICNESS TRUST-OWNER, WILDWOOD
DEVELOPMENT, LLC - APPLICANT".
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001)
3
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 "COOPER
CANYON PRELIMINARY PLAT, A PORTION OF LOT 7 PLEASANT VALLEY
SUBDIVISION IN THE NWl/4 OF SECTION 8, T. 3 N., R. 1 E, BM,
MERIDIAN, ADA COUNTY, IDAHO, c 2001 TOOTHMAN-ORTON
ENGINEERING CO., PRE-PLAT-SITE4, DESIGNED: BSS, DRAWN: IEB, SHEET
1 OF 1, DATE: 10/31/01, PROJECT: 01067, LAWRENCE R. TUCICNESS TRUST-
OWNER, WILDWOOD DEVELOPMENT, LLC - APPLICANT", DEVELOPER is
hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
A. Adopt the Recommendations of the Planning and Zoning and
Engineering staff as follows:
I. Sanitary sewer and water service to this site shall be via new main
extensions from the existing mains adjacent to the property. Applicant
shall be required to abandon the existing sewer and ~vater stubs, as they
are unusable with the project configuration.
The conceptual landscape plan is now in compliance ~vith the
requirements of the Meridian City Landscape Ordinance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001)
4
Six-foot-tall perimeter fencing shall be installed around the entire project,
unless staff agree in writing that such fencing is not necessary.. Fencing
details shall be submitted with the Final Plat application.
Performance specifications for the common area pressurized irrigation
system shall be submitted with the Final Plat application.
All of the required street buffer and open space landscaping shall be
installed prior to the issuance of a Certificate of Occupancy for any
building on any lot created by the subdivision.
Jaclcson Drain is designated as a multiple-use pathway. Applicant shall
coordinate pathway construction requirements with Parks Director, Tom
Kuntz. Design shall match the pathway being constructed as part of
Elliot Industrial Park that will eventually connect through Fountain Park
to Locust Grove Apartments and beyond.
7. Cross-access agreements through the parMng lots shall be provided.
8. The common areas shall be maintained by the homeowners' association.
GENERAL COMMENTS (prelimina _fy plat)
1. Submit a copy of the Ada County Street Name Committee's final approval
letter for the subdivision name, and the lot and block numbering
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, pressurized irrigation, sanitary, sewer, water, etc.,
prior to signature on the final plat.
4. One-hundred-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.
5. All irrigation ditches, laterals or canals, exclusive of natural waterways,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001)
5
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be
piped should be shown on the site plans. Plans will need to be approved by
the appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works
Department.
6. Any existing domestic wells and/or septic systems ,vithin this project will have
to be removed from their domestic service per City Ordinanace Sections 9-1-4
and 9-4-8. Wells may be used for non-domestic purposes such as landscape
irrigation.
Adopt the Recommendations of the Central District Health Department as
follows:
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.
2. 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 ACHD Recommendations as follows:
Special Recommendations to the City of Meridian and the Meridian Fire
Department:
a. Applicant should be required to construct an emergency turnaround
located in the center of the proposed subdivision. Applicant should be
required to work with the Fire Department staff for the location of the
emergency turnaround.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001)
6
Site Specific Requirements:
Construct curb, gutter, 5-foot wide concrete sidewalk, and match paving
on Wilson Lane abutting the parcel. Improvements shall be constructed
to match existing improvements.
Driveways on Wilson Lane shall be located a minimum of 50-feet from
any public street intersection. The applicant is proposing to locate the
driveway approximately 100-feet east of the west property line. This
location meets District policy and is approved with this application. The
applicant is required to pave the driveway to its full-required width of 24
to 30~feet and to a point 30-feet beyond the edge of pavement of Wilson
Lane.
Applicant is proposing an "emergency access only" located approximately
190-feet north of the south property line. This access is to be signed
"emergency access only" and/or install bollards for emergency access only.
The applicant is required to pave this access 16 to 20-feet in width and to
a point 30-feet into the project. This emergency access meets District
policy and shall be approved with this application.
Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District.
Meet District drainage requirements per section 8000 of the ACHD
Development Policy Manual.
If utility relocation is necessary to construct improvements required with
this development, then all utility relocation costs associated with
improving street frontages abutting the site shall be borne by the
developer.
Any existing irrigation facilities shall be relocated outside of the right-of-
way.
Applicant shall also comply with all of ACHD's Standard Requirements
listed in their report dated January 25, 2002.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-O01)
7
Adopt the Recommendations of the Parks Department as follows:
A i0' wide hard surface for a pedestrian pathway shall be provided
along the Jackson Drain on the north side. The pathway shall include a
10' wide landscaped buffer on both sides, and which shall be
maintained by the developer. The pathway shall connect to the Elliott
Park Subdivision path. It would be acceptable for the 10' wide
pathway to be an easement or common lot deed when completed.
Adopt the Recommendations of Sanitary Service as follows:
Comply vdth their requirmnents listed in their letter dated March 14,
2002.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as
follows:
The District's Jaclcson Drain courses through the proposed project. All
municipal wastewater shall be retained on site and a Land Use
Change/Site application shall be filed.
All laterals and waste ways shall be protected and all municipal surface
drainage shall be retained on site. If any surface drainage leaves the
site, the District must review the drainage plans. The developer must
comply with Idaho Code §31-3805.
Additionally, comply with the action of the Council from their meeting held
on Tuesday, April 2, 2002, as follows:
Two amenities are required as part of the Planned Development. The
applicant is proposing in excess of 10% of open space and the pathways
are two amenities. Additionally, the applicant shall also provide a sport
court of approximately 2,500 to 3,000 sq. ft. within the approximately
15,000-foot common area open space. The applicant shall also provide
a revised Site Plan indicating the location of the sport court, as well as
the material it is to be constructed with. The sport court shall be
approximately half the size of a regulation basketball court and will
contain at least one basketball standard and other play equipment that
may be acceptable by the staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001)
8
day of
By action o_f the City Council at its regular meeting held on the
~ ,2002.
That all improvements within the subdivision shall be completed prior
to any occupancies on any of the buildings. Additionally, as long as
they meet or exceed the requirements of the three buildings, then they
would be allowed to proceed with the Building Permit.
ROLL CALL
COUNCILMAN BIRD
COUNCILWOMAN deWEERD
VOTED ~4~
VOTED ~'~
COUNCILWOMAN McCANDLESS
COUNCILMAN NARY
VOTED__~
VOTED
MAYOR ROBERT D. CORRIE VOTED
(TIE B REAKER~~:=~-
Copy served upon Applicant, The Planning and Zoning Department,
Public Works Department and City Attorney.
By / Dated: City Clerk
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001)
9