FP 02-010 Order Cond. ApprovalBEFORE THE MERIDIAN CITY COUNCIL
C/C 07/02/02
IN THE MATTER OF THE )
APPLICATION OF J-U-B )
ENGINEERS FOR APPROVAL OF )
FINAL PLAT FOR CEDAR )
SPRINGS SUBDIVISION NO. 1, )
LOCATED AT THE NORTHWEST )
CORNER OF W. USTICK ROAD )
AND N. MERIDIAN ROAD, )
MERIDIAN, IDAHO )
)
)
CASE NO. FP-02-010
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 July 2, 2002, and the Council finding that the Administrative
Review is complete which has included certain comments and conditions as stated in a letter to
the Mayor and Council from David McKinnon, Planner II for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, listing 4 General Requirements
and 16 Site Specific Requirements/Final Plat, which are herein found fair and reasonable, and
that Shari Stiles, Planning and Zoning Administrator, and Gary Lee, commented at the hearing,
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"CEDAR SPRINGS SUBDIVISION NO. 1" as evidenced in
Plat bearing: "PLAT SHOWING CEDAR SPRINGS SUBDIVISION NO. 1, A
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO. 1 / (FP-02-010)
PORTION OF THE SOUTH ½, SECTION 36 TOWNSHIP 4 NORTH, RANGE
1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2002,
11746FP l, 05.17/02, SHEET 1 OF 3, HOWELL-MURDOCH DEVELOPMENT
CORP., DEVELOPER, J-U-B ENGINEERS, INC., ENGINEERS SURVEYORS
PLANNERS", Howell-Murdoch Development Corp, Developer, is Conditionally
Approved subject to those conditions of Staff comments as set forth in the
Memorandum to the Mayor and City Council from Bruce Freckleton, Engineering
Technician III, and David McKinnon, Planner II for the Planning and Zoning
Department, dated June 24, 2002, listing 4 General Requirements and 16 Site
Specific Requirements/Final Plat, a true and correct copy of which is attached
hereto marked Exhibit "A", and consisting of three pages, and by this reference
incorporated herein, and the additional requirements are required as follows, to-
wit:
1.1
As noted on the staff comments attached hereto as Exhibit "A" and
consisting of three pages, and in particular to clarify the Application
Summary, Site Specific Requirement numbers 3, 6, 10 and General
Requirements number 1, they shall now read as follows:
APPLICATION SUMMARY
Under reviewing the submitted final plat, staff has determined that the plat
substantially complies with the approved preliminary plat, with the following
exceptions: (Delete the second bullet language, as shown on the attached
Exhibit "A", Page 1.)
SITE SPECIFIC REQUIREMENTS/FINAL PLAT - Number 3 shall be
deleted. (As shown on the attached Exhibit "A", Page 2.)
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO. 1 / (FP-02-010)
-2
SITE SPECIFIC REQUIREMENTS/FINAL PLAT - Number 6 shall now
read as follows:
o
Design drainage areas to ensure that water is retained only during 100-
year storm events, and for a period of time not to exceed 24 hours. Side
slopes within drainage areas shall not exceed 3:1. (As shown on the
attached Exhibit A", Page 2.)
SITE SPECIFIC REQUIREMENTS/FINAL PLAT - Number 10 shall now
read as follows:
10.
Submit a signed, stamped statement from a professional engineer
certifying that all street finish centerline elevations are set a minimum of
three feet above the highest established normal groundwater elevation. (As
shown on the attached Exhibit A", Page 2.)
GENERAL REQUIREMENTS - Number 1 shall now read as follows:
Tile all irrigation ditches, laterals or canals, exclusive of natural
waterways with the exception of the White Drain, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided per City
Ordinance 12-4-13. Submit written confirmation of plan approval from
the appropriate irrigation/drainage district, or lateral users association to
the Public Works Department. (As shown on the attached Exhibit A",
Page 3.)
1.2
The Central District Health Department 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 mn-off is
not to create a mosquito breeding problem; and it is suggested that
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 stormwater management
system that is preventing groundwater and surface water degradation.
Manuals for guidance:
1.2.1
State of Idaho Catalog Of Stormwater Best Management Practices
For Idaho Cities And Counties. Prepared by the Idaho Division Of
Environmental Quality, July 1997.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO. 1 / (FP-02-010)
-3
1.3
1.4
1.5
1.6
1.2.2. Stormwater Best Management Practices Guidebook. Prepared by
City of Boise Public Works Department, May 2000.
The Meridian Fire Department requires the following:
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
1.3.8
That a fire-flow of 1,000 gallons per minute shall be available to
service the entire project. Fire hydrants shall be placed 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 is contingent
upon acceptance of the water system by the City of Meridian for
water quality.
Final approval of the fire hydrant locations shall be by the
Meridian Fire Department.
All radii shall be 28' inside and 48' outside radius.
Insure that all yet undeveloped parcels are maintained free of
combustible vegetation per section 1103.2.4 of the Uniform Fire
Code.
The clear unobstructed street width available at all times shall not
be less than 20'. This may require that parking be restricted in
some areas.
The landscape island located on the entrance off of North Meridian
Road will be required to be moved 10' West in order to maintain
required turning radiuses, unless it meets the requirements of Item
1.3.5 above.
The Settler's Irrigation District notes that the Parkins Nourse Lateral that
will be carrying drainage water through the east boundary of Cedar
Springs Subdivision will reach flows of 860 miner's inches and will
require a 30' easement. An appropriate agreement shall be drawn up and
recorded after execution. The current plans indicate one pipe carrying
both irrigation and drainage water. An additional pipe will be required to
carry only the drainage water to avoid potential problems with the
pressurized irrigation pump station.
The Nampa & Meridian Irrigation District is still reviewing the proposed
project, and therefore reserves all comments until the review has been
completed.
The Meridian Water Department can provide adequate water supply to the
project.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO. 1 / (FP-02-010)
-4
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.
By action of the City Council at its regular meeting held on July 2, 2002.
~_~RT D CORRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attomey.
,,,?'_','
.,,'
By Dated: City Clerk
Z:\WorkWlXMeridian\Mefidian 153601VlXCedar Spgs Sub No. i FP02-010\OrderFP.doc
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO. 1 / (FP-02-010)
-5
MAYOR
Robert D. Corrio
CITY COLrNCILMEMBERS
Tammy deW,etd
Keith Bird
Cherio NleCandlcss
William L. NL Nary
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433. FAX (208) 887-4813
Cky Cl*.xk Offic~ Fax (208} 888-4218
LEGAL DEPARTNIENT
(208) 288-2499 · Fax 288-2501
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 · Fax 887-1297
PLANNING ,~ND ZONING
DEPARTMENT
(208) 884-5533 - FAX 888-6854
MEMORANDUM:
To:
From:
Re:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II J~
Bruce Freckleton, Senior Engineering Tech
Cedar Springs Subdivision No. 1
June 24, 2002
RECEIVED
'UN 2 7 2002
CITY OF MERIDIAN
Request for Final Plat Approval of Eighty-two (82) Building Lots and
Eighteen (18) Other Lots on 29.11 Acres in an R-4 Zone for Cedar Springs
Subdivision No. 1, by JUB Engineers (File No. FP-02-OIO)
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
The applicant, JUB Engineers, has requested approval of the first phase of the Cedar Springs
Subdivision, located on the west side of N. Meridian Road, - approximately 1/3 of a mile north of
Ustick Road.
Upon reviewing the submitted final plat, staffhas determined that the plat substantially compiles
with the approved preliminary plat, with the following exceptions:
· Lot 2, Block 7 has been Changed from an open space/drainage lot to a buildable lot.
-Lot 9, Block 14, ea open ~pace lot, ~-oo hoen drarn'~K,,Jly t,,tlu~,,,d in £i_ze.
Staffdoes not recommend approval of the above changes to the final plat.
Staff's failure to .cite specific ordinance provisions or terms of the approved preliminary plat
does not relieve Applicant of responsibility for compliance.
LOCATION
The subject property is located on thc west side of Meridian Road, north of the Meridian Settlers
Park location, and approximately 1/3 mile north of Ustick Road.
Planning & Zoning Commission/Mayor & City Council
June 24, 2002
Page 2
SURROUNDING PROPERTIES
North: Rural Residential land, zoned RUT (Ada County).
South: Meridian Settlers Park, zoned L-O.
East: The proposed Sundanee Subdivision, zoned R-8.
West: Future Phases of Cedar Springs Subdivision (R-4), and Rural Residential Property zoned
RUT.
SITE SPECIFIC REOUIREMENTS/FINAL PLAT
1. Applicant is to meet all terms of the approved preliminary plat and development agreement.
2. Modify face of plat to include Lot 2, Block 7, as a non-buildable open space lot.
3. hs~teas~ ~i~,~ of Lot 2, Block 14, ,~, ,~ateh the app~cev~d t,~IL,,L,,~y iAat di.,~zralon/, ,md
c~rrect the legal description in th~ ('ertificate of O,,vn6ts a~ordl,xgly.
4. Modify Note #8 on the final plat to include Lot 2, Block 7 as a common lot, to be maintained
by the Home Owners Association.
5. Submit compaction test results to the Meridian Building Department for all building pads
within lots receiving engineered backfill.
6. Design drainage areas to ensure that water is retained only during-2-5-year storm events, and
for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not
exceed 3:1.
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, perimeter fencing
ha_stalled, and road base approved by the Ada County Highway District prior to applying for
building permits. All development improvements shall be installed and approved prior to
obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110%
will be required for all fencing, pathways, landscaping, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
8. Install permanent fencing along the northern perimeter boundary. Fencing plans shall be
submitted for review and approval prior to signature on the final plat.
9. Construct the water lines to and through this proposed development. Coordinate main sizing
and routing with the Public Works Department.
10. Submit a signed, stamped statement fxom a professional tandgth-~yor certifying that all
street finish centerline elevations are set a minimum of three feet above the highest
established normal groundwater elevation.
Planning & Zoning Commission/Mayor & City Council
June 24, 2002
Page 3
11. Provide sidewalks with a clear five-foot-wide walkway pathway without encroachment of
mailbox structures.
12. Submit copies of proposed restrictive covenants and deed restrictions for review by the City
Attorney's office.
13. Remove the graphically depicted 5-foot easement across the backs of Lots 8-11, Block 4.
These are rear yards, therefore the 1 O-foot easement would be required.
14. Complete the CPF record number for the East tA Corner.
15. Place an arrow on Lot 5, Block 3 towards N. Elsinore Way to indicate front of house, and
place the same arrow symbol in the Legend.
16. Please add or revise the following plat notes:
(9.) ...highest seasonal normal groundwater elevation~
(10.) ...Ada County Highway District, and the City of Meridian.
GENERAL REQUIREMENTS
1. Tile all irrigation ditches, laterals or canals, exclusive of natural waterway~ intersecting,
crossing or lying adjacent and contiguous to the area being subdivided per City
Ordinance 12-4-13. Submit written confirmation of plan approval from the appropriate
irrigation/drainage district, or lateral users association to the Public Works Department.
Remove any existing domestic wells und/or septic systems within this project 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.)
Install 250-watt and 100-watt, high-pressure sodium streetlights at locations designated
by the Public Works Department. Street light contractor shall obtain an approved design
and permit from the Public Works Department prior to commencing installations.
o
Replace any tree over four (4) inch caliper that is removed from the property with an
equivalent number of caliper inches of trees. (Required landscape buffer trees will not be
considered as replacement trees for those trees that have to be removed.)
o
Coordinate with the Meridian Public Works Department and the Meridian City/Rural Fire
Department to determine fire flow requirements. Provide a letter from the Fire
Department stating required fire flow requirements prior to final plat-approval.
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.