Champion Park No. 3 FP
BEFORE THE MERIDIAN CITY COUNCIL
CIC March 29, 2005
IN. THE MATTER OF THE
APPLICATION OF HILL VIEW
DEVELOPMENT FOR FINAL PLAT
APPROVAL OF 104 SINGLE-
FAMILY RESIDENTIAL BUILDING
LOTS AND 14 OTHER LOTS
(INCLUDING A NEIGHBORHOOD
PARK) ON 36.04 ACRES IN AN R-8
ZONE LOCATED ON WEST
USTICK ROAD AND WEST OF
EAGLE ROAD IN THE SE ~ OF T.
4N., R. IE., SECTION 32
CASE NO. FP-05-0l9
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 March 29, 2005, and the Council finding that the Administrative
Review is complete trom Sonya Allen, Assistant City Planner for the Planning and Zoning
Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: March 29, 2005, 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 CHAMPION PARK SUBDIVISION NO.3
LOCATED IN THE SE \4 OF T. 4N., R. IE., SECTION 32, BOISE MERIDIAN,
MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN DATE: 02/15105,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHAMPION PARK SUBDIVISION NO. 31 (FP-O5-019)
Page 1 of5
SHEET I
OF 5, ENGINEERING NORTHWEST, LLC", HILLVIEW
DEVELOPMENT, Developer, is Conditionally Approved subject to those conditions
of Staff comments as set forth in the Memorandum to the Mayor and City Council
trom Sonya Allen, Assistant City Planner for the Planning and Zoning Department
and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: March 29, 2005, listing 36 SITE SPECIFIC
REQUIREMENTS/FINAL PLAT, a true and correct copy of which is attached
hereto marked Exhibit "A", and consisting of 6 pages, and by this reference
incorporated herein, and the response letter trom Engineering Solutions, LLP, a true
and correct copy of which is attached hereto marked Exhibit "B" and consistingof3
pages, and by this reference incorporated herein, and the additional requirements
trom the action of the Council taken at their March 29, 2005 meeting as follows, to-
wit:
1.1
Adopt the action of the City Council taken at their
March 29, 2005 meeting, and specifically pertaining
to the staff report, under Conditions of Approval, to
delete number 16 under number 6, and revise number
35, such now it reads as follows:
CONDITIONS OF APPROVAL
35. The applicant shall enter into an Agreement for
Conveyance of the park land. In part tfie !I '! 3lieaftt
shall 6Jl6æte Ii WEIffiIftty Deed, tfiat tfie CityvfÌll lwlà.
The City will initiate Ii title r6 3art OR tfie lanà, 8Rd
Basel! \! JaR ae66 3tllBle FesHHs, '<,¡ill fofffially aecept tfie
lanà and record tfie deed after tfie plat is reeemed. The
development agreement requires transfer of the park
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHAMPION PARK SUBDIVISION NO. 3 1 (FP-05-019)
Page 2 of 5
prior to the "filing" of the final plat. Both Citv and
Developer agree that a more orderlv transfer of the
park propertv can occur after the plat has been
recorded. and that substantial compliance with the
development agreement requirement can be achieved
by requiring an Agreement for Conveyance of the
park land as a site specific condition of approval.
1.2
Adopt the Recommendation of the Central District
Health Department as follows:
The Central District Health requires after written
approval ttom 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 the storrnwater 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 storrnwater
disposal and design a storrnwater management system
that is preventing groundwater and surface water
degradation. Manuals for guidance:
1.
State of Idaho Catalog of Storrnwater Best
Management Practices for Idaho Cities and
Counties. Prepared by the Idaho Division of
Enviromnental Quality, July 1997.
2.
Storrnwater Best Management Practices
Guidebook. Prepared by City of Boise Public
Works Department, May 2000.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHAMPION PARK SUBDIVISION NO. 3 1 (FP-O5-019)
Page 3 of 5
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 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 conceming 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 ajudicial 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
m(lr~
,2005.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHAMPION PARK SUBDIVISION NO. 3 1 (FP-O5-019)
Page 4 of 5
Attest:
By:~o...hMU!Y\J
City Clerk's Office
Dated: 4- 2.q -05
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHAMPION PARK SUBDIVISION NO. 3 1 (FP-05-019)
Page 5 of 5
MAYOR
Tammy de Weerd
e-lfe~;diân
IDAHO
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500' Fax (208)898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533' FAX 888-6854
STAFF REPORT:
Hearing Date: March 29, 2005
To:
Mayor, City Council and Planning & Zoning Commission
Sonya Allen, Assistant City Planner 511. M G
Michael Cole, Development Services Coordinator I . t .
From:
Re:
Champion Park Subdivision No.3 (aka Parkstone Subdivision)
Request for Final Plat Approval of One-hundred-four (104) Single-Family
Residential Lots and Fourteen (14) Common Lots on 36.04 Acres in an R-8 Zone
for Champion Park Subdivision No.3, by Hillview Development Corporation
(File No. FP-O5-019).
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, Hillview Development Corporation, has requested final plat approval of the third
phase of Champion Park Subdivision (preliminary platted under the name Parkstone
Subdivision). This phase of the subdivision consists of 104 single-family residential lots and 14
common lots on 36.04 acres. The gross density of this phase is 2.89 dwelling units per acre and
the net density is 4.83 dwelling units per acre.
Champion Park Subdivision is located approximately Yo mile west ofN. Eagle Road on the north
side ofE. Ustick Road, in the SE \4 of Section 32, TAN., R.IE.
A Conditional Use Permit (CUP) for a Planned Development was approved for this subdivision
that allowed for a 20% land use exception for a portion of the subdivision to be developed in a
commercial manner. The CUP also allowed for reductions to the ftont setbacks (fÌ"om 15-ft. for
living areas & 20-ft. for garages to 20-ft. or 15-ft. for non-fÌ"ont entry garages), side setbacks
(fÌ"om 5-ft. per story to 5-ft. for single & two story buildings), minimum lot size (fÌ"om 6,500 s.f.
to 5,888 s.f. for detached dwellings and fÌ"om 4,000 s.f. to 3,883 s.f. for attached dwellings),
minimum street fÌ"ontage (fÌ"om 65-ft. to 60-ft. for detached dwellings and from 40-ft. to 25-ft. for
cul-de-sac lots), minimum house size (fÌ"om 1,301 s.f. to 1,200 s.f. for detached dwellings), and
allowance for block lengths to exceed 1,000- feet.
FP-O5-019
Exhibit "A"
Champion Park Suh3 FP.doc
Mayor & City Council
Hearing Date: March 29, 2005
Page 2
Staff finds that the proposed [mal plat substantially complies with the approved Preliminary Plat.
The final plat shows eight lots less than was approved on the preliminary plat; however, staff has
no objection to this change due to the increase in lot sizes.
Staff recommends approval of the third phase of Champion Park Subdivision with the comments
and conditions stated in this report.
SITE SPECIFIC CONDITIONS OF APPROVAL
1.
Applicant shall meet all terms of the approved Preliminary Plat (PP-02-033), Planned
Development (CUP-02-049), and Development Agreement (Inst. No.1 03085229).
2.
The pressurized irrigation system within this development is to be owned and maintained
by the Home Owner's Association. 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 fÌ"om
existing mains adjacent to the subdivision. Applicant will be responsible to construct the
sewer and water mains to and through this proposed development, thereby making them
available to adjacent properties. Subdivision designer to coordinate main sizing and
routing with the Public Works Department
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 100-year storm event. (All areas being counted toward the 10%
open space amenity shall be fÌ"ee of "wet ponds" or other such nuisances).
6.
Add or revise the following notes on the plat dated 2/16105, prepared by Engineering
Northwest:
(6.) Remove Lot 12, Block II fÌ"om this note.
(10.) Strike note; N. Troxel Way is not on this plat.
(12.) Include instrument number
(14.) Add a note referring to the public pedestrian easement on a portion of Lot 12,
FP-O5-019
Exhibit "A"
Champion Park Soh3 FP.doc
9.
Mayor & City Council
Hearing Date: March 29, 2005
Page 3
Block II and Lot 19, Block 16, and note the recorded instrument number of the
agreement.
(15.) Add a note restricting fencing adjacent to the pathways within the subdivision to
being no greater than four feet in height if solid sight -obscuring material is used.
(16.) Add a note, "Lot 12, Block 11, is to be conveyed to the City of Meridian for a
public park."
7.
Revise the Landscape Plan dated 2/9105, prepared by Harvest Design, as follows:
a.
Fencing adjacent to the pathways may be no greater than 4-ft. in height if solid
sight-obscuring material is used. Semi-private fencing with "see-through" slats
may be permitted with a 2-ft. lattice, per Preliminary Plat Finding #8, pg. 8.
Revise the plan to reflect this requirement.
8.
Any existing domestic wells and/or septic systems within this project shall be removed
fÌ"om 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.
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 owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
10.
Street lights shall be installed in compliance with the approved streetlight agreement.
Two-hundred-fifty (250w), and 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. Typical 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 fÌ"om the Public Works Department prior commencing
installations.
11.
Please submit all updated groundwaterlsoils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 1O0-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: I. Any
portion of a drainage area not improved with sodlgrass seed (or other approved
landscaping) shall not count towards the required open space area. 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.
FP-O5-019
Exhibit "A"
Champion Park Sub3 FP.doc
17.
18.
19.
20.
21.
22.
23.
Mayor & City Council
Hearing Date: March 29, 2005
Page 4
12.
An application for a Certificate of Zoning Compliance is required to be submitted to the
Planning & Zoning Department for all structures located on Lot II, Block 12.
13.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the
street names and lot & block numbering. Make all corrections necessary to comply.
14.
Street names are not shown for two streets off ofN. Pankratz Way
15.
Per Preliminary Plat finding #3, pg, 7, the applicant shall get approval fÌ"om the Parks
Commission prior to submission of the detailed fencing plan for fencing adjacent to the
proposed City Park. A note restricting the fencing adjacent to the park shall be added to
the Final Plat.
16.
A permanent public pedestrian easement shall be created for the pathway within Lot 19,
Block 16 and shall be recorded prior to signature of the City Engineer on the final plat.
The easement shall be sufficient width to cover the 10-foot wide pathway shown. The 10-
foot wide hard surfaced pathway shall be constructed and fully improved prior to the
issuance of the first Certificate of Occupancy for any building within this phase of the
subdivision.
Applicant shall work with the City Parks Dept. and conform to the Park's Dept. standards
for construction of the pathway. The Homeowner's Association is responsible for
maintenance of all landscaping adjacent to the pathway.
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.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street fmish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
Coordinate fire hydrant placement with the City of Meridian's Public Works Department.
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.
Temporary construction fencing to contain debris shall be installed at the boundaries of
this phase where no permanent fencing is proposed unless permanent fencing exists at the
subdiyision boundaries.
Lot 37 Block 15 and Lot 2 Block 12 fail to meet street frontages mandated by the C.U.P.-
02-049. Adjust lots to meet minimum 60-foot requirement.
24. Graphically depict a 5-foot wide easement on the west side of Lot 19, Block 17; Lot 28
FP-O5-019 Exhibit "A" Champion Park Sub3 FP.doc
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
Mayor & City Council
Hearing Date: March 29, 2005
Page 5
Block 16; Lot 39 Block 15, and Lot 2, Block 12. These are, or will be side lot lines to
existing or future phases of this development.
25.
Graphically depict an 8-foot wide public utilities, drainage and irrigation easement on the
south side of Lot 23, Block 16; north side of Lot 8, Block 18; and on the south side of Lot
46, Block 18. The extra width is due to an irrigation main.
26.
Graphically depict 15-foot wide easement on the northeast boundary of Lot 9 Block 19.
The extra width is due to an irrigation main.
Strike the words "to a point of curve" from the second to the last closing statement in the
legal description in Certificate of Owners.
Fencing must be in compliance with MCC 12-4-10.
Street signs are to be in place, water system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
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, with written confIrmation of said
approval submitted to the Public Works Department.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
Developer shall coordinate mailbox locations with the Meridian Post Office.
The applicant shall enter into an Agreement for Conveyance of the park land. In part the
applicant shall execute a Warranty Deed, that the City will hold. The City will initiate a
title report on the land, and based upon acceptable results, will formally accept the land
and record the deed after the plat is recorded.
Staff's failure to cite specific ordinance provisions or terms of the approved preliminary
plat, conditional use permit or development agreement does not relieve Applicant of
responsibility for compliance.
FP-O5-019
Exhibit "A"
Champion Park Sub3 FP.doc
Mayor & City Council
Hearing Date: March 29, 2005
Page 6
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
FP-DS-DI9
Exhibit "A"
Champion Park Sub3 FP.doc
lNGINEERING
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Mareh 25, 2005
Mayor and City Council
CilyofMeridian
33 East Idaho
Meridian. ID 83642
Re:
Champion Park Sohdlvùlon No.3 (Final Plat)
FP-O5-OI9
Dear Mayor and Council:
We have reviewed slaffcommentB for the hearing date ofMareh 29,2005, and have the
following r<spo...,..
SITE SPECIFIC CONDITIONS OF APPROY AL
I.
The applicant wi ] meet all terms of the approved Prelimioary Plat (PP-02-033), Planned
Development (CUP-02419), and Development Agreement (In.'trument No. 103085229).
The appliCJlI1t will comply.
2.
3.
The applicant will comply.
The appljCJlI1t will comply.
4.
5.
The applicant will comply.
6.
The appJjCJlI1t will comply. NOTE: N. Trow Way is .howo 00 Sheet 2 ofth. plat
and ahots the park area; access to the future parkIDglot.is proposed offN. Troxel
Way, 10 we agree wIth the deletion of Note 10.
7.
The applicant will comply.
8.
The appliCJlI1t will comply.
9.
The appliCJlI1t will comply.
10.
The applicant will comply.
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31.
32.
Mayor and City Council
Marcb 25. 2005
Page 2
II.
The applicant will oomply.
12.
We are assuming this note should. refer to Lot 12, Block II (the City Park lot). The
overall site design will be approved by tbe City of Meridian and details ofresponsibilities
outlined in the oonveyance agreement.
13,
The applicant will comply,
14,
Street names will be added to the plat,
15.
The applicant will oomply.
16.
The applicant wiU oomply.
17.
The applicant will comply.
18.
The applicant will comply.
19,
The applicant will comply.
20.
The applicanl will oomply.
21.
The applicant will comply.
22,
The applicant will comply.
23.
The applicant will comply.
24.
The applicant will comply.
The applicant will comply.
25,
26.
The applicant will comply.
27.
The applicant will oomply.
28,
The applicant will comply.
29.
The applicant will comply.
30.
The applicant will comply.
The applicant will comply.
The applicant wiU comply,
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Mayor and City Council
March 25, 2005
Page 3
33. The applicant will comply.
34. The applicanl will comply.
35. The applicant wiU comply.
36. Noted.
We believe this letter addresses all items of the staff comments. Please feci free to call if you
have additional comments or questions.
Sincerely,
EngineerIng SoJntions, LLP
Shari Stiles
Planner
/ss
ce:
Mr. Jim Meride
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