Chesterfield Sub No. 1 FP
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF CENTENNIAL
DEVELOPMENT, LLC FOR FINAL
PLAT APPROVAL FOR 72 SINGLE-
FAMILY RESIDENTIAL BUILDING
LOTS AND 14 COMMON LOTS ON
17.88 ACRES IN AN R-8 ZONE
LOCATED IN THE NE % OF THE
SW % OF T. 3N., R.IW., SECTION
10
C/C August 16, 2005
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CASE NO. FP-05-050
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 August 16,2005, and the Council finding that the Administrative
Review is complete from Craig Hood, Associate City Planner for the Planning and Zoning
Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: August 16, 2005, to the Mayor and Council, and the Council
having considered the requirements ofthe preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1.
The Final Plat of "PLAT SHOWING CHESTERFIELD SUBDIVISION NO.1
LOCATED IN THE NE ~ OF THE SW ~ OF T. 3N. R. 1 W., SECTION 10, BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHESTERFIELD SUBDIVISION NO.1 / (FP-O5-050)
Page 1 of 4
DATE: 06/17/05, SHEET 1 OF 5, BAILEY ENGINEERING, INc.", CENTENNIAL
DEVELOPEMNT, LLC, Developer, is Conditionally Approved subject to those
conditions of Staff comments as set forth in the Memorandum to the Mayor and City
Council from Craig Hood, Assistant City Planner for the Planning and Zoning
Department and Michael Cole, Development Services Coordinator for the Public
Works Department, dated: Hearing Date: August 16, 2005, listing 23 SITE
SPECIFIC REQUIREMENTS/FINAL PLAT and 12 GENERAL REQUIREMENTS,
a true and con-ect copy of which is attached hereto marked Exhibit "A", and
consisting of 6 pages, and by this reference incorporated herein, and the response
letter from Bailey Engineering, Inc., a true and con-ect of which is attached hereto
marked Exhibit "B" and consisting of 1 page, and by this reference incorporated
herein, and the additional requirements from the action of the council taken at their
August 16, 2005 meeting as follows, to-wit:
1.1
Adopt the Recommendation of the Central District
Health Department as follows:
The Central District Health requires after written
approval from 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 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHESTERFIELD SUBDIVISION NO.1 / (FP-O5.050)
Page 2 of 4
cun-ent best management practices for stormwater
disposal and design a stormwatermanagement system
that is preventing groundwater and surface water
degradation. Manuals for guidance:
1.
State of Idaho Catalog of Stonnwater Best
Management Practices for Idaho Cities and
Counties. Prepared by the Idaho Division of
Environmental Quality, July 1997.
2.
Stormwater Best Management Practices
Guidebook. Prepared by City of Boise Public
Works Department, May 2000.
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 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHESTERFIELD SUBDIVISION NO.1 / (FP-O5-050)
Page 3 of 4
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 ---1LD~
day
of
Au 3\ I~~
,2005.
Attest:
By.:
Dated: q .. \ Z-OS
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHESTERFIELD SUBDIVISION NO.1 / (FP-O5-050)
Page 4 of 4
I
MAYOR
Tammy de Weerd
cU'e;;dl~n' .;
IDAHO
CITY COlJNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
CharlesM.Roun~ee
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PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax (208)898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . Fax 888-6854
"'~$INCE
" '90J
STAFF REPORT:
Hearing Date: August 16, 2005
Transmittal Date: August 11, 2005
To:
Mayor and City Council
From:
Craig Hood, Associate City Planner (IN
Michael Cole, Development Services Coordinator fY\ c.
Re:
Chesterfield Subdivision No.1
Request for Final Plat approval of 72 Single-family Residential Building Lots and
14 Common Lots on 17.88 Acres in an R-8 Zone by Centennial Development,
LLC (File No. FP-O5-050).
We have reviewed the above referenced submittals 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, Centennial Development, LLC, has applied for Final Plat approval of 72 single-
family residential building lots and 14 common lots on 17.88 acres of land for Chesterfield
Subdivision No.1. The existing zoning designation for the proposed subdivision is R-8 (Medium
Density Residential). The proposed gross density of the subdivision is 4.81 dwelling units per
acre. The proposed net density is 6.30 dwelling units per acre.
Chesterfield Subdivision No.1 is located on the south side ofW. Pine Avenue, east ofN. Black
Cat Road, in the SW ~ of Section 10, T.3N., R.IW.
A Conditional Use Permit/Planned Development was approved for this subdivision that allowed
for reductions to the minimum frontage allowed for lots (35-ft. for non cul-de-sac lots),
minimum lot size (3,100 sq. ft.), reduced front setbacks for townhouse lots (8-feet to common
driveway) and a block length that exceeds 1,000 feet.
The submitted Final Plat substantially complies with the approved Preliminary Plat.
Staff recommends approval of Chesterfield Subdivision No.1 with the comments and conditions
stated in this report.
FP-O5-050
Exhibit "A"
Chesterfield Sub No 1 FP.doc
Mayor & City Council
Hearing Date: August 16, 2005
Page 2
SITE SPECIFIC COMMENTS / FINAL PLAT
1.
Applicant is to meet all terms of the approved Annexation (AZ-03-037), Conditional Use
Pennit (CUP-O3-070), and Preliminary Plat (PP-03-046) for this subdivision.
Fencing for the north side yards of Lots 11 and 14, Block 6, shall be a maximum of 4' in
height and made of a semi-sight obscuring material. Interior fencing adjacent to Lot 20,
Block 1, and Lot 1, Block 3, shall be limited to 4' open vision type materials. All fencing
must be in compliance with MCC 12-4-10 and 12-13-15-9.
2.
3.
Revise or add the following notes on the face of the plat dated 6/17/05:
(8.)
(9.)
(10.)
(11.)
(13.)
(14.)
"Twenty (20) foot common driveway easements as shown shall provide perpetual
Ingress and Egress to Lots 18 and 19, Block 1, and Lots 11, 12, 13, 14, Block
6....."
Complete the Survey number.
"Direct lot access to W. Pine &tfeet Avenue is prohibited unless specifieaHy
aHov.ed by the ^da County Highway District and City of Meridian."
"Fencing on the common lot line of Lot 20, Block 1, and Lot 1, Block 3, shall be
restricted to four-foot open vision fence per City of Meridian requirements.
Fencing on the north side of Lots 11 and 14, Block 6 shall be a maximum of
four-feet in height and made of a semi-sight obscuring material."
Add a note stating that: "All lots within Block 5 shall take access to the
adjacent alley and not Carisbrooke Avenue."
Add a note stating that: "Building setbacks and dimensional standards in this
subdivision shall be in compliance with Title 11 of Meridian City Code unless
otherwise modified by Conditional Use Permit (CUP-03-070)."
Depict at least a 24-foot wide common driveway easement for Lots 11 - 14, Block 6. The
common drive serving Lots 11 - 14, Block 6, shall be constructed a minimum of 24-feet
wide. The common driveway serving Lots 18 and 19, Block 1, shall be constructed a
minimum of 20-feet wide. All common drives should be constructed in accordance with
MCC 12-4-14, and be capable of supporting 70,000 lbs.
4.
Revise the lot lines for Lots 11, 12, 13 and 14, Block 6, so that each lot has at least 5-feet
of frontage on W. Newland Street. Revise the lot lines for Lots 19 and 20, Block 1, so
that Lot 19 has at least IS-feet of frontage on W. Newland Street. The common driveway
for Lots 18 and 19, Block 1, shall be contained within the buildable lots and not within
the common Lot 20, Block 1.
5.
Front building setbacks for Lots 1 - 14, Block 6, may be reduced down to 8-feet
(measured to common driveway). Rear setbacks for the alley loaded lots in Block 5, shall
be a minimum of 20 feet (measured to alley).
6.
FP-O5-050
Exhibit "A"
Chesterfield Sub No.1 FP.doc
Mayor & City Council
Hearing Date: August 16, 2005
Page 3
7.
9.
With the preliminary plat application, ACHD required the alleys within the subdivision to
be paved 20-feet wide. Revise the plat to include all of the alley right~of-way adjacent to
Block 5 (16-feet currently shown).
8.
The landscape plan, dated 7/5/05, shall be revised as follows:
a.
Reduce the height of the fencing adjacent to Lot 1, Block 3, to be 4' not 6' tall
and shall be open vision, not vinyl.
Provide a detail ofthe proposed playground equipment for the tot lot.
b.
The applicant has indicated that the Nampa Meridian Irrigation District will own and
maintain the pressure irrigation system within this development. If the system is to be
owned and maintained by Nampa and Meridian Irrigation District, evidence of a license
agreement with NMID shall be provided to Public Works prior to scheduling of a pre-
construction meeting.
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 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 irrigable common
areas prior to signature on the final plat by the Meridian City Engineer.
10.
Except for the Kennedy Lateral, all in-igation 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.
11.
A Certificate of Zoning Compliance is required to be obtained from the City prior to
construction of any permanent structures on the proposed park lot.
12.
Lots 6 and 7, Block 6 and Lot 1, Block 5, do not include the lengths and bearings for
every boundary. The applicant shall make the necessary adjustments to ensure the
lengths and boundaries for every lot line are included.
13.
Lot 7, Block 2 is subject to a City of Meridian sanitary sewer easement and shall be free
of any large, mature landscaping and other fixed vertical objects.
14.
The southern two lots in Block 5 are both labeled 15. The applicant shall make the
necessary adjustments to ensure consecutive numbering of lots in each block per
ACSNC.
15.
Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement in
the following locations. The extra width is necessary to accommodate an irrigation main.
a.) Eastern boundary of Lot 5, Block 6.
FP-O5-050 Exhibit "A'.
Chesterfield Sub No.1 FP.doc
Mayor & City Council
Hearing Date: August 16, 2005
Page 4
16.
17.
18.
19.
20.
21.
22.
b.) Western boundary of Lot 8, Block 6.
Any existing domestic wells and/or septic systems and appurtenances relating to the
existing residence 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.
Sewer service for this proposed development is being proposed via extension of mains
adjacent to the property. The applicant shall install mains to and through this
development. The applicant shall coordinate with the City of Meridian Public Works
Department, main size and routing, to be in conformance with the City's Master Sewer
Plan. The applicant shall execute standard forms of easements for any mains that are
required to provide service.
Water service to this proposed development is being proposed via extensions of an
existing main in West Pine Street. The applicant shall install water mains to and through
this proposed development, and coordinate main size and routing with the Public Works
Department. The applicant shall execute City of Meridian standard fonns of easements
for any mains that are required to provide service.
Add "N. Casa Loma Avenue" to Sheets 1 and 2 of the final plat. Change "Pine Street" to
"W. Pine Avenue" on Sheets 1,2 and 3. 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.
Amend Sheets 1 - 4 by con-ectly describing the location of the property to be in the NE ~
of the SW ~ of Section 10, not the SE ~ of the NW ~ of Section 10. Amend the label on
Sheet 5 to be "Sheet 5 of 5" not "Sheet 4 of 5".
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to
MCC 12-13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other
non-vegetated surface materials shall not be used in open space lots, except as permitted
under MCC 12-13-14. Where the applicant has submitted a preliminary landscape plan
and where staff has reviewed such plan, the landscaping shall be consistent with the
preliminary plan with modifications as proposed by staff. If the stormwater detention
facility cannot be incorporated into the approved open space and still meet the standards
ofMCC 12-13-14, then the applicant shall relocate the facility. This may require losing a
developable lot or developable area. It is the responsibility of the developer to comply
with ACHD, City of Meridian and all other regulatory requirements at the time of final
construction.
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 storm drainage must be in compliance
with MCC 12-13-14, Stormwater Integration.
FP-O5-050
Exhibit .'A"
Chesterfield Sub No. I FP.doc
Mayor & City Council
Hearing Date: August 16, 2005
Page 5
23.
Staffs failure to cite specific ordinance provisions, or terms of the approved Annexation,
Conditional Use PermitIPlanned Development, or Preliminary Plat does not relieve the
Applicant of responsibility for compliance.
GENERAL REO UIREMENTS
1.
Any tree over 4" in caliper that is removed from 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.
2.
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.
3.
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.
4.
All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
5.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
6.
Two-hundred-fifty and 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. 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 from the Public Works Department prior commencing installations.
7.
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.
8.
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.
9.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
FP-O5-050 Exhibit "A" Chesterfield Sub No.1 FP.doc
Mayor & City Council
Hearing Date: August 16, 2005
Page 6
11.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
12.
Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
FP-O5-050
Exhibit "A"
Chesterfield Sub No.1 FP.doc
:?ßailey En9i nearl n9 ,I nc.
CIVIL ENGINEERINGIPLANNINGICADD
DATE:
August 16,2005
TO:
Mayor and City Council
RE:
Chesterfield Subdivision No.1
Dear Mayor and City ColUlCil.
On behalf of our client we would like to state that Liberty Development, Inc agrees with all Site
Specific Comments and Conditions set forth in the final plat for Chesterfield Subdivision No.1.
Thank you for your time and consideration,
Sincerely,
IJ-IJ ~
Aj Lopez
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1500 E. Iron Eagle Drive + Eagle. Idaho 83616 + Tel.: 208-938-0013 + Fax: 208-938-0516
www.baileyengineers.com
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