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HomeMy WebLinkAboutSparrowhawk Subdivision PP-00-026BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN 02-06-01 IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR SPARROWHAWK BY: HUBBLE ENGINEERING, APPLICANT. Case No. PP-00-026 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 February 6, 2001, and Shari Stiles, Planning and Zoning Administrator, appeared and testified, and appearing on behalf of the Applicant was Shaven Nickel of Hubble Engineering, and no one appeared in opposition, and the City Council having received a report from Bruce Frecldeton, Engineering Technician III, and Brad Hawkins-Clark, Planner, 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, SPARROWHAWK SUBDIVISION, located in the S I/2, SW 1/4, Section 8, T. 3N., R. 1E, B.M., Meridian, Ada County, Idaho, OCTOBER 2000, JOB NO. 00-235-00, FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING / SPARROWHAWK SUBDIVISION / (PP-O0-026) SHEET NO. 1, DRAWN BY: MMM, REVISED 1/10/01, Sitzlar_pre.dwg 1-i 1-1, by Hubble Engineering, Inc., for Sparrowhawk Subdivision", 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 Low Density Residential District (R- 4), and requires connection to the Municipal Water and Sewer System. [Meridian City Code § 11-7-2 C.] 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 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. 4. The proposed development is a continuity of the proposed development FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING / SPARROWHAWK SUBDIVISION / (PP-O0-026) - 2 within the City's Capital Improvement Program and if the conditions which are requested by the Plam~ing and Zoning Administrator and the Assistant City Engineer 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: "Preliminary Plat, SPARROWHAWK SUBDIVISION, located in the S 1/2, SW 1/4, Section 8, T. 3N., R. 1E, B.M., Meridian, Ada County, Idaho, OCTOBER 2000, JOB NO. 00-235-00, SHEET NO. 1, DRAWN BY: MMM, REVISED 1/10/01, Sitzlar_pre.dwg 1-11-1, by Hubble Engineering, Inc., for Sparrowhawk Subdivision". 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 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING / SPARROWHAWK SUBDIVISION / (PP-00-026) - 3 herein adopted: IT IS HEREBY ORDERED AND THIS DOES ORDER 1. The Preliminary Plat of the applicant as evidenced by "Preliminary Plat, SPARROWHAWK SUBDIVISION, located in the S %, SW 1/4, Section 8, T. 3N., R. 1E, B.M., Meridian, Ada County, Idaho, OCTOBER 2000, JOB NO. 00-235-00, SHEET NO. 1, DRAWN BY: MMM, REVISED 1/10/01, Sitzlar_pre.dwg 1-11-1, by Hubble Engineering, Inc., for Sparrowhawk Subdivision", is hereby conditionally approved; and 2. The conditions of approval are as follows to-wit: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: 2.1 Sanitary sewer and water service to this site shall be via extensions from existing mains installed adjacent to the proposed subdivision. Applicant shall be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of the centerline. Water service to this development is contingent upon positive results from a hydraulic analysis from our computer model, and, if necessary, additional main looping may be required. 2.2 Underground pressurized irrigation must be provided to all landscape areas on site. Due to the size of the landscaped areas, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. Applicant must submit a revised plat prior to the City Council hearing showing service locations and source for the irrigation FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING/ SPARROWHAWK SUBDIVISION / (PP-00-026) - 4 2.3 2.4 2.5 2.6 2.7 2.8 water. The irrigation pump station for the subdivision must be located on a common lot, designated as such on the plat. Applicant shall clarify in writing whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa & Meridian Irrigation District. If the system is being proposed as a private system, 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. Applicant shall explain in detail the purpose of the existing ponds and what the plans are for their future treatment and/or use. The developer shall secure approval from the Corps of Engineers for any changes to the existing pond. Applicant shall submit a revised plat showing the correct 48-foot-wide right-of-way dedication on Franklin Road (versus the 66 feet currently shown). Applicant shall add a note to the plat that a permanent cross access easement between Lots 1-3, Block 1, is in effect for this subdivision (per ACHD's requirements). There is a slight discrepancy between the Assessor's basemap and the lot lines shown for the residential parcel in the NW corner of the plat. The Assessor's data shows the residential parcel's north and south boundaries at an angle in relationship to the Locust Grove Industrial Park's boundary - not a match line, as shown. Applicant shall modify the plat to reflect the correct lot lines and submit a revised plat. Three (3) copies of a detailed landscape plan for the two street buffers and Lot l, Blodc 1 land use buffers, including a detailed fencing plan, shall be submitted for review and approval with submittal of the final pla~ application. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. A mix of tree species is required per Ordinance 12-13. No fencing will FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING / SPARROWHAWK SUBDIVISION / (PP-00-026) - 5 2.9 2.10 2.11 be permitted within the required landscape buffers. 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 City signature on the Final Plat. All required landscaping shall be constructed prior to issuance of certificates of occupancy for future buildings. All perimeter fencing shall be installed prior to applying for building permits (see Condition # 10 for further fencing reqtfirements and details). There are several large, existing trees on site. Per Ordinance 12-13, mitigation is required for all existing trees four (4) inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site. As an exanaple: two (2) 10-inch caliper trees removed may be mitigated with four (4) 5-inch caliper trees or five (5) 4-inch caliper trees. Existing prohibited trees within the street buffer or parking lot need not be mitigated for if they are removed. Existing dead, dying, or hazard trees need not be mitigated for if they are removed. The City of Meridian Parks Department arborist shall certify any dead, dying, or hazard trees prior to removal. Trees that are required to be removed by another governmental agency having jurisdiction over the project need not be mitigated for. The Franldin Road landscape buffer shall be a minimum of 35 feet in width beyond the required ACHD right-of-way and constructed by the developer as a condition of the plat. The Nola Road landscape buffer shall be a minimum of 10 feet in width. The landscape buffers shall be placed in common separate lots. Fencing is not to encroach upon these buffers. Applicant must submit a revised plat showing the landscape lots as~separate common lots, with a plat note that they will be maintained by a business-owner's association and/or the developer. The plat calls out an existing fence around the perimeter of the property. The Applicant should clarify his intentions with regard to fencing of the subdivision. The existing fence is a combination of barbed wire and chain link. Ordinance 12-4-10 allows barbed wire fences in conwnercial districts only when used as the top section of security fences. If the barbed wire fences are within the boundaries of subiect plat, they must be removed at the time of lot development. If the FINDINGS OF FAcT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING / SPARROWHAWK SUBDIVISION / (PP-00-026) 2.12 2.13 2.14 2.15 2.16 2.17 2.18 2.19 2.20 Applicant's intent is to provide consistent perimeter fencing, details of location and construction materials must be submitted with the final plat application (as noted in condition #7). If permanent perimeter fencing is not planned by the Applicant, fencing details may be handled under the CUP applications for each lot. Submit groundwater monitoring data since the date of the original test hole/perforated pipe installation. Submit letter from the Ada County Street Name Committee, approving the subdivision and street names with the final plat application. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Provide five-foot-wide sidewalks in accordance with City Ordinance 12-5-2.IC All construction shall conform to the requirements of the Americans with Disabilities Act. Any existing irrigation/drainage ditches crossing the property to be included in this project shall be tiled per City Ordinance No. 12-4-13, except as provided for under site specific requirements. The ditches to be piped should be shown on the site plans. Plans shall be approved by the appropriate irrigation/drainage district, with written confirmation of said approval submitted to the Public Works Department. Any existing domestic wells and/or septic systems within this project shall have to be removed from their domestic service per City Ordinance. Wells may be used for non-domestic purposes such as landscape irrigation. Underground year-round pressurized irrigation must be provided to all common landscape areas on the site. Two-hundred-fifty watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING / SPARROWHAWK SUBDIVISION / (PP-00-026) - 7 streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 2.21 Indicate on the final plat map any FEMA Flood Plains affecting the area being platted, and detail plans for reducing or eliminating the boundary. Adopt the Recommendations of the Nampa and Meridian Irrigation District as follows: 2.22 The ditch shown on the plat at Franldin Road is not a District facility but accommodates the District's Barker Lateral and must remain intact. No work can be done on the ditch between March 15 and October 15 and must remain open at all times to accommodate the flow of 250 miner inches at a minimum. Adopt the Recommendations of the Meridian Fire Department as follows: 2.23 All roads will be installed before building is started with appropriate street name signs. 2.24 Applicants shall satisfy all fire code requirements pertaining to water supply, fire sprinkle system and hydrants. Adopt the Recommendations of the Central District Health Department as follows: 2.25 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. 2.26 Run-off is not to create a mosquito breeding problem. 2.27 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 2.28 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 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING / SPARROWHAWK SUBDIVISION / (PP-00-026) - 8 grotmdwater and surface water degradation. Additionally, adopt the action of the City Council from their February 6, 2001, meeting in that, the applicant shall place the ditch tile outside the landscape setback. By action of the City Council at its regular meeting held on the ~)-/'~'~day of , 2o0 . iRT D. CORRIE )r, City of Meridian Copy served upon Applicant, the Planning and Zoning Department, Public Works Dated: Department and City Attorney. City Clerk msg/Z:\WorkWNMeridian~Meridian 15360M'xSparrowhawk~FfClsOrdPP.doc FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT BY HUBBLE ENGINEERING / SPARROWHAWK SUBDIVISION / (PP-O0-026)