HomeMy WebLinkAboutAmberstone Sub PP 02-002BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 06/18/02
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR AMBERSTONE
SUBDIVISION, LOCATED SOUTH
OF W. CHERRY LANE AND
SOUTH OF N. SUMMERTREE
WAY, MERIDIAN, IDAHO
BY: JIM JEWETT,
APPLICANT
Case No. PP-02-002
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 June 4, 2002, and Brad Hawkins-Clark and David McKinnon, Planners for the Planning and
Zoning Department, and Anna Powell, appeared and testified, and the City Council having
received a report from David McKinnon Planner II for the Planning and Zoning Department, and
Bruce Freckleton, 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 "PRELIMINARY PLAT FOR:
AMBERSTONE SUBDIVISION, PRELIMINARY PLAT JIM JEWETT ADA COUNTY, ID.,
A PORTION OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF
SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA
COUNTY, IDAHO, DATE: MARCH 22, 2002, RECEIVED MAR 29 2002 CITY OF
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AMBERSTONE SUBDIVISION / (PP-02-002)
MERIDIAN CITY CLERK OFFICE, DRAWN BY: D.A.C. & J.L.N., JOB NO: DAC - 121301,
SHEET NO. C 1, APPLICANT AMBERSTONE DEVELOPMENT, LLC", Jim Jewett 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
1. 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
(R-8) Medium Density Residential, and requires connection to the Municipal Water and Sewer
System. [Meridian City Code § 11-7-2 D]
2. The preliminary plat is in conformance with the Comprehensive Plan City of
Meridian adopted December 21, 1993, Ordinance No. 629.
3. It is determined that public 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.
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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AMBERSTONE SUBDIVISION / (PP-02-002) 2
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: "PRELIMINARY PLAT FOR: AMBERSTONE
SUBDIVISION, PRELIMINARY PLAT JIM JEWETT ADA COUNTY, ID., A PORTION OF
THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 10,
TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO,
DATE: MARCH 22, 2002, RECEIVED MAR 29 2002 CITY OF MERIDIAN CITY CLERK
OFFICE, DRAWN BY: D.A.C. & J.L.N., JOB NO: DAC - 121301, SHEET NO. C1,
APPLICANT AMBERSTONE DEVELOPMENT, LLC".
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 "PRELIMINARY PLAT
FOR: AMBERSTONE SUBDIVISION, PRELIMINARY PLAT JIM JEWETT ADA
COUNTY, ID., A PORTION OF THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AMBERSTONE SUBDIVISION / (PP-02-002) 3
ADA COUNTY, IDAHO, DATE: MARCH 22, 2002, RECEIVED MAR 29 2002 CITY OF
MERIDIAN CITY CLERK OFFICE, DRAWN BY: D.A.C. & J.L.N., JOB NO: DAC -
121301, SHEET NO. C 1, APPLICANT AMBERSTONE DEVELOPMENT, LLC", is hereby
conditionally approved; and
2. The conditions of approval are as follows to-wit:
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
Sanitary sewer and 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 and sanitary sewer mains to and through the proposed development,
thereby making them available to the adjacent properties.
Underground year-round pressurized irrigation shall be provided to all lots within
this development. Applicant shall submit hook-up and design details based on the
proposed landscaping. Primary water supply connection to the City's mains shall
not be allowed without City Council approval. Applicant shall be required to utilize
any existing surface or well water for the primary source.
o
All required landscaping and irrigation shall be installed prior to the issuance of an
occupancy permit for any structure built within the subdivision.
A detailed fencing plan shall be submitted upon application of 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.
o
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 shall not be considered as
replacement trees for those trees that have to be removed.
o
Applicant shall submit a copy of the Ada County Street Name Committee's final
approval letter for the subdivision name, and the lot and block numbering. Make
any corrections necessary to conform.
°
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
8. A letter of credit or cash surety in the amount of 110% shall be required for all
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AMBERSTONE SUBDIVISION / (PP-02-002) 4
fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
Two-hundred, and one-hundred-watt, high-pressure sodium streetlights shall 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.
10.
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. The ditches to be piped shall be shown
on the site plans. Plans shall 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.
Adopt the Recommendations of ACHD as follows:
Construct the main entrance to the subdivision, Summertree Way, located at the
west property line, as proposed. This location aligns with Summertree Way on the
north side of Cherry Lane.
Construct Summertree Way as a full 29-foot street section with curb and gutter on
both sides of the roadway and 5-foot wide concrete sidewalk on the east side of
Summertree Way within 40-feet of right-of-way.
Construct Thorncreek Place as a 29-foot street section with curb, gutter and 5-foot
wide concrete sidewalk within 42-feet of right of-way with parking restricted on
one-side of the roadway. A signage plan shall be submitted for review and approval
by Planning and Development staff.
Construct a large common lot within the public right-of-way, as proposed. Any
proposed landscape islands/medians within the public right-of-way dedicated by
this plat shall be owned and maintained by a homeowners association. Notes of this
shall be required on the final plat.
Construct the proposed large common lot that is located in the center of
Summertree Way with a minimum of a 29-foot street section within 40-feet of
right-of-way. The design shall be reviewed and approved by ACHD's Planning
and Development staff.
Construct a non-circular turnaround at the east end of Thorncreek Place. Submit
a design of the turnaround for review and approval by District staff.
7. Replace unused curb cuts on Cherry Lane with standard curb, gutter and 5-foot wide
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AMBERSTONE SUBDIVISION / (PP-02-002) 5
concrete sidewalk to match the existing improvements.
Replace any existing damage curb, gutter and sidewalk and any that may be
damaged during the construction of the proposed development
o
Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
10.
Meet District drainage requirements per section 8000 of the ACHD Development
Policy Manual.
11.
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.
12. Any existing irrigation facilities shall be relocated outside of the right-of-way.
13.
Other than the access point specifically approved with this application, direct lot or
parcel access to Cherry Lane is prohibited. Lot access restrictions, as required with
this application, shall be stated on the final plat.
14.
Comply with all the Standard Requirements of ACHD listed in their report dated
February 28, 2002.
Adopt the Meridian Fire Department Recommendations as follows:
A fire flow of 1,000 gallons per minutes shall be available for duration of 2
hours to service the entire project. Fire hydrants shall be placed on comers and
an average of 400' apart.
Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
Acceptance of the water supply for fire protection shall be by the Meridian
Water Department.
°
Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
5. All radii shall be 28' inside and 48' outside radius for the internal road system.
o
Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
F1NDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AMBERSTONE SUBDIVISION / (PP-02-002)
7. The roadways shall be built to ACHD standards for base material.
Any roadway greater than 150' in length that is not provided with an outlet shall
be required to have a turnaround; this requirement may apply during the phasing
of the project.
Parking is allowed on only one side of Summertree Way where there is a 30'
street width.
10.
No parking is allowed on either side of Summertree Way where there is only a
19' wide driving surface.
11.
No parking is allowed on either side of Thom Creek Place where there is only a
26' wide driving surface.
Adopt the Recommendation of the Nampa & Meridian Irrigation District as
follows:
If all storm drainage is retained on site and the Nampa & Meridian Irrigation
District is not intended to operate the pressure irrigation system, no further
review is necessary. However, If any drainage leaves the site or the District will
be taking over the pressure 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.
o
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 Nampa & Meridian Irrigation District as
follows:
1. If all storm drainage is retained on site and the Nampa & Meridian Irrigation
District is not intended to operate the pressure irrigation system no further
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AMBERSTONE SUBDIVISION / (PP-02-002)
day of
review is necessary. However, if any drainage leaves the site or the District will
be taking over the pressure irrigation sYstem a Land Use Change / Site
application must be filed.
Comply with the City Council's action from their June 18, 2002 meeting as follows:
compliance provisions of the Landscape Ordinance.
By action of the City Council at its regular meeting held on the
,2002.
ROLL CALL
COUNCILMAN BIRD VOTED
Applicant shall be allowed a 25' wide landscape buffer on the common lot that is
adjacent to Cherry Lane, instead of the required 35', through the alternative
COUNCILWOMAN deWEERD
VOTED
COUNCILWOMAN McCANDLESS
VOTED
COUNCILMAN NARY
VOTED
MAYOR ROBERT D. CORRIE VOTED
(TIE BREAKER)
Copy served upon Applicant, The Planning and Zoning Department, Public Works
X\tllllllllllllll ,
Department and City Attorney.
By: - ,. [tlil/il,
Dated:
City Clerk
Z:\Work\MWIeridian\Meridian 15360M~Amberstone Sub AZ02-003 PP02-002\FfClsOrdPP.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AMBERSTONE SUBDIVISION / (PP-02-002)
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