Cherry Crossing Ord Approval FP
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF HAWKINS
COMPANIES/CSHQA FOR
APPROVAL OF FINAL PLAT FOR
CHERRY CROSSING
SUBDIVISION, LOCATED AT THE
NORTHWEST CORNER OF W.
CHERRY LANE AND N. LINDER
ROAD, MERIDIAN, IDAHO
CIC 08/06/02
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CASE NO. FP-02-011
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code 9 12-3-7 on August 6, 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 Steve Siddoway of the Planning and Zoning Department, and Bruce
Freckleton, Engineering Technician III, listing 9 General Requirements and 26 Site Specific
Requirements, which are herein found fair and reasonable, and that Brad Hawkins-Clark of the
Planning and Zoning Department, Brian Huffaker and Jessica Aguilar, 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 "CHERRY CROSSING SUDVISION" as evidenced in Plat
bearing: "CHERRY CROSSING, A PORTION OF THE SOUTHEAST V. OF
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHERRY CROSSING SUBDIVISION 1 (FP-02-011) - 1
SECTION 2, TOWNSHIP 3 NORTH, RANGE 1 WEST, OF THE BOISE
MERIDIAN, ADA COUNTY, IDAHO 2002, 00237SD1.DWG 05/15/02,
SHEET I OF 2, ANDERSON-DAVID & ASSOCIATES, INC.", Hawkins
Companies/CSHQA, 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 Steve
Siddoway Planner for the Planning and Zoning Department, dated July 25, 2002,
listing 9 General Requirements and 26 Site Specific Requirements, a true and
correct copy of which is attached hereto marked Exhibit "A", and consisting of
five pages, and by this reference incorporated herein, also attached hereto is Brian
Huffaker's of Hawkins Companies response letter to the staff comments dated
August I, 2002 and marked as Exhibit "B", and consisting of two pages, and the
additional requirements from the action of the Council taken at their August 6,
2002 meeting as follows, to-wit:
1.1 As noted on the staff comments attached hereto as Exhibit "A " and
consisting of five pages, and as noted on Brian Huffaker's of Hawkins
Companies response letter dated August 1,2002, and consisting of two
pages, and in particular to clarify the Site Specific Requirements numbers
2,8, 10, and 14, they shall now read as follows:
SITE SPECIFIC REOUIREMENTS:
Number 2 shall now read as follows:
2. The pressurized irrigation for the residential lots of this project
have been designed in coordination with the existing irrigation
system for the adjacent subdivision and shall be incorporated into
the adjacent Homeowners' Association. Plans, verification of
capacity, and 0 & M Manuals have been submitted to Public
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHERRY CROSSING SUBDIVISION! (FP-02-011) - 2
Works for review and comment. The Commercial Area
pressurized irrigation system shall be designed in Phase II of the
project. At this time, it is our intent to have the primary irrigation
water supplied by Nampa-Meridian Irrigation District. There is a
well located onsite and shall be the secondary source of irrigation
water. Approval documentation for the Homeowners' Association
and copies of Water Right Permits shall be supplied to Public
Works.
Number 8 shall now read as follows:
8. All construction and site improvement shall conform to the
requirements of the Americans with Disabilities Act.
Number 10 shall now read as follows:
10. North Kastle Falls Avenue has been changed to West
Emerald Falls Drive, as stipulated by the Ada County
Street Name Committee.
Number 14 shall now read as follows:
14. If the Non-development agreement is accepted, perimeter
landscaping on Cherry Lane and Linder shall be complete
prior to the first commercial occupancy. Interior
landscaping in the commercial area shall be completed as
lots are developed.
Additionally, the County surveyor will not allow the commercial lots to be
divided into three separate blocks, and therefore, the applicant shall
comply and conform with the County surveyor such that Blocks 2, 3 and 4
shall all have the same block number, and be designated as separate lots in
said block.
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 run-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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHERRY CROSSING SUBDIVISION! (FP-02-011)
- 3
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.
1.2.2. Stormwater Best Management Practices Guidebook. Prepared by
City of Boise Public Works Department, May 2000.
1.3 The Nampa & Meridian Irrigation District notes the following:
1.3.1 If all storm drainage is retained on site the above-mentioned
proposed project will not impact the District, and no further review
is necessary. However, if any storm drainage leaves the site the
District shall require a Land Use ChangelSite application.
1.4 The Meridian Fire Department requires the following:
1.4.1 That a fire flow of 1,000 gallons per minute shall be available for
duration of 2 hours to service the entire project. Fire hydrants
shall be placed an average of 400' apart.
1.4.2 Operational fire hydrants and temporary or permanent street signs
are required before combustible construction begins.
1.4.3 The roadways shall be built to Ada County Highway Standards
and have a back-to-back measurement of 36'.
1.4.4 All radii shall be 28' inside and 48' outside radius.
1.4.5 All cul-de-sacs to be a 50' radius.
1.4.6 Insure that all yet undeveloped parcels are maintained free of
combustible vegetation per section 1103.2.4 of the Uniform Fire
Code.
3.
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:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHERRY CROSSING SUBDIVISION! (FP-02-011) - 4
I. 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 August 6, 2002.
\
By:
RO RT D. CORRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney.
ByJl~4~ Ov
City Clerk f/
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CHERRY CROSSING SUBDIVISION! (FP-02-011)
- 5
(
MAYOR
Robert D. Corrie
HUB OF TRE~SURE VALLEY
A Good Place to Live
LEGAL DEP ARTMENT
(208)288-2499 . Fax 288-2501
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211' Fax 887-1297
CITY COUNCIL MEMBERS
William L.M. Nary
K~th Bird
Tammy deWeerd
Ch~rie McCandless
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433, FA.'C(208) &87-4813
City Clerk om" Fax (208) 888-421 &
PLANNING AND ZONING
DEPARTMENT
(208) &84-5533 . FA.'C 888-6&54
MEMORANDUM:
To:
Mayor & City Council
~
July 25, 2002
RECEIVED
From:
Bruce Freckleton, Engineering Tech ill
Steve Siddoway, Planner II .....1-_____ City Of Meridian
'?'J< City Clerk Office
Request for a Final Plat Approval of Cherry Crossing - Eighteen (18) Building Lots
and Five (5) Other Lots on 11.57 Acres in R-4 and CoN Zones by Hawkins Companies
(File No. FP 02-01 1)
JUL 2 9 2002
Re:
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUMMARY & BACKGROUND
Cherry Crossing was approved on 9/4/01 as a Conditional Use Permit (CUP) and Preliminary Plat
(PP). The R-4 and CoN zoning was already in effect at the time of the CUP and PP, as it approved
previously as part of an application for Smith's Food Center. The proposed Final Plat (FP)
encompasses the entire area shown on the approved PP, including the commercial and residential
areas. The applicant has applied for a I\on-development agreement for the commercial portion of the
project. .
The application incorrectly states the number oflots as nineteen (19) building lots and three (3) other
lots. This should be corrected to be eighteen (18) building lots-15 residential and 3 commercial-and
five (5) other lots. Lots I, 5, and 12, Block 1 and Lot 1, Block 5, and the addition of another lot in the
island in the round-about, are designated as common lots.
The approved CUP is for a Planned Development, including a drive-though pharmacy, a service
station, a drive-through restaurant, residential lots and an office/retail building (CUP-OJ-OJ6).
LOCATION & SURROUNDING USES
The subject property is located at the northwest comer of Cherry Lane and Linder Road. Part of the
property is currently zoned R-4, while the rest of the property is zoned CoN.
The property is surrounded by the following uses:
North - Single-family residential dwellings, zoned R-4.
FP-02.o 11
Chony Croasing Final Plat
lJt.it,'h.~ 'lJ" I (ir S'
Mayor and Council
July 25, 2002
Page 2
Sonth - Maverick Country Store (service station) and a strip mall containing Videoland,
Dominos, a bread store and Hogi Yogi, zoned CoN.
East - Single-family dwelling, zoned R-4, and a church, zoned L-O.
West - Single-family residential, zoned R-4.
SITE SPECIFIC REOUIREMENTS
1. Applicant is to meet all terms and conditions of the approved preliminary plat and conditional
use permit.
2. If the pressurized irrigation system within this development is to remain a private homeowners
and/or business-owners association system, complete plans and specifications shall be reviewed
by the Public Works Department as part of the development plan review process. A draft copy
of the pressurized irrigation system O&M. manual must be submitted prior to plan approval,
and if this system is hooking to an existing system, evidence of satisfactory capacity and
approval shall also be required.
3. Sanitary sewer service to this site will be via extensions from existing mains adjacent to the
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.
4. Water service to this site will be via extensions from existing mains adjacent to the proposed
development. Applicant will be responsible to construct the water mains to and through this
proposed development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department
5. All exterior lighting, whether attached to the building or located within the parking lot, shall be
down-shielded or otherwise altered so that the light does not spill over onto adjacent properties
or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11-I3-4C.
6. All signage shall be in accordance with the standards set forth in Section 11-14 of the City
Zoning and Development Ordinance. All signage is subject to design review and shall require
separate permits. Temporary or portable signs shall be prohibited, and will be removed upon 3
days notice tothe applicant.
7. A drainage plan designed by a State ofIdaho licensed architect or engineer is required and
shall be submitted to the City Engirieer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells.
FP-02-Ol1
Cherry Crossing Final Plat
$J/,JtiD,+ "AI# cJ 0':)
Mayor and Council
July 25,2002
Page 3
8. All construction and site improvements shall conform to the requirements of the Americans
with Disabilities Act.
9. Complete the Certificate of Owners and accompanying Acknowledgment.
10. Change the name ofN. Kastle Falls Ave. to W. Emerald Falls Place and submit a revised street
name approval letter.
11. 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.
12. Design drainage areas to ensure that water is retained only during 25-year storm events, and for
a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1.
13. Sidewalk improvements around the full perimeter of the project, including the commercial area,
are required as part of the phase one improvements.
14. If the Non-development Agreement is approved as submitted, the remammg phase two
landscaping shall be planted at one time, prior to the first commercial occupancy, in order to
maintain a unifoJ:lll appearance to the commercial area--not lot by lot.
15. The commercial area landscaping shall be maintained jointly by a business-owners association
to help maintain a uniform appearance to the commercial area.
16. Applicant shall add at least two trees to the buffer between the commercial lots and the
residences along N. Gold Falls Place so that the tree canopies will be touching at maturity for
the full length of the buffer. Also add two trees in the island in N. Kastle Falls Ave./W.
Emerald Falls Dr. per the Preliminary Plat approved plans.
17. The residential common lots shall be owned and maintained by a Homeowner's Association.
18. All CMU walls shown on the landscape plan (L-t) are to be in place prior to issuance of
building permits. Modify the walls to be three (3) feet high maximum until 20 feet from the
property line or right-of-way (the proposed plan shows one-foot steps every five lineal feet
within the required 20-foot setback). A letter of credit or cash will be required for the walls
prior to signature on the final plat.
19. The undeveloped portion of the property is to be mowed and maintained free of all weeds
greater than eight inches high per City Ordinance 4-3-2:
20. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed, and road
base approved by the Ada County Highway District prior to applying for building permits. All
development improvements, including landscaping shall be installed and approved prior to
FN)2~1l
Cherry Crossing Final Plat
&.A,./:),'(. rib 4 oP S-
Mayor and Council
July 25,2002
Page 4
obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110% wiJI
be required for all fencing, landscaping, pressurized irrigation., sanitary sewer, water, etc., prior
to signature on the final plat.
21. Add "MERIDIAN' to the situate statement on the final plat map.
22. Create a common area lot for the round-about island. This lot shall be added to not number 7.
23. Add "True Point of Beginning" to the face of the plat per IC-50-1304.
24. Revise lot and block numbering of commercial area to be part of block 1.
25. Please add or revise the following plat notes;
(1.) This Sl:IbdiviilieB is subjeet 16 The developer and/or owner shall complyi-aaee
with Idaho Code Section 31-3805, or it's provisions that may apply to irrigation
water.
(9.) The owner of each lot, across which passes an irrigation/drainage ditch or pipe,
is responsible for the maintenance thereof, unless such responsibility has been
assumed by an irrigation/drainage district.
(10.) The bottom elevation of structural footings shall be set a minimum of 12-inches
abQye the highest established normal ground water elevation.
26. Applicant should respond in writing to this staff report by Thursday, August 1. Please submit
written response to the City Clerk's office at 33 E. Idaho.
ADDITIONAL CONSIDERA nONS
I. The applicant is in the process of securing a letter from the adjacent homeowners association
(Valeri Place) wherein they acknowledge acceptance of the proposed Cherry Crossing
Subdivision residential lots, common areas, and residential pressurized irrigation system as part
of their association. Applicant should provide a copy of said letter to P&Z and Public Works as
soon as it is received.
2. The commercial property has existing structures on it that must be removed prior to
development of the property. Applicant should address the timing of when the structures will
be removed. The Commission should add a condition related to the timing of the removal of
the structures.
GENERALREOUIREMENTS
1. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall b~ 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.
FP-02-OIl
Cherry c.....ing Final P\a1
EtJa,'b.Y NA" J/IJ-PS-
Mayor and Council
July 25, 2002
Page 5
2. Any existing domestic wells and/or septic systems 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.
3. Two-hundred-fifty- and IOO-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. Street light contractor to obtain design and permit from the Public Works
Department prior commencing installations.
4. 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.
5. Submit "Final" letter from the Ada County Street Name Committee, approving the subdivision
and street names. Make any corrections necessary to conform.
6. Sewer and water mains shall be extended to and through the proposed development.
7. 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.
8. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent.
9. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.1<, except
where the four-foot detached sidewalks have been otherwise approved through the Planned
Development. Sidewalks are to provide a clear five-foot-wide walkway pathway without
encroachment of mailbox structures.
RECOMMENDATION
Staff recommends approval of the Final Plat with the conditions and requirements noted in this report.
FP-02-011
Cherry Crossing Final Plat
eu,."!J,'t ,," S ~.pS-
/CSH~ a professional association
Specializing in architecture, engineering and planning
August I, 2002
RECEIVED
AUG 0 1 2002
Mayor & City Council
City of Meridian
City Clerk's Office
33 East Idaho Street
Meridian, Idaho 83642
City Of Meridian
City Clerk Office
RE: Request for a Final Plat Approval of Cherry Crossing
Eighteen (18) Building Lots and Five (5) Other Lots
Located on 11.57 Acres in R-4 and CoN Zones
By Hawkins Companies (File No. FP 02-011)
Q.\ ~ l-\ e e..-t-l ruzr
AU511 SJ U, defj')
Item NO. \I
Dear Honorable Mayor and City Council Members:
We have reviewed the comments prepared by Bruce Freckleton and Steve. Siddoway. We are in
acceptance to the requirements, with exception to the following:
Site Specific Requirements
Requiremeut No.2:
The pressurized irrigation for the residential lots of this project hllle been designed in
coordination with the existing irrigation system for the adjacent subdivision and will be
incorporated into the adjacent Homeowners' Association. Plans, verification of capacity, and
o & M Manuals have been submitted to Public Works for review and comment. The
Commercial Area pressurized irrigation system will be. designed in Phase II of the project. At
this time, it is our intent to have the primary irrigation water supplied by Nampa-Meridian
lITigation District. There is a well located onsite and will be the secondary source of
irrigation water. Approval documentation for the Homeowners' Association and copies of
Water Right Permits will be supplied to Public Works.
Requirement No.8:
All construction and site improvement shall conform to the requirements of the Americans
with Disabilities Act, as required by the prevailing building code.
Requirement No. 10:
North Kastle Falls Avenue has been changed to West Emerald Falls Drive, as stipulated by
the Ada County Street Name Committee.
ProPLEWHOUSTa\I
C.W. MOORE PLAZA [J
250 S.5TH ST. . BOISE, ID 83702 .
(208) 343-4635 . FAX (208) 343-1858
http://www.cshqa.comDESKiNTIIoQ5I.WS
e1dt:b/.J fiB"
fJF,;J...
August 1, 2002
Mayor & City Council
Page - 2
Requirement No. 14:
If the Non-development agreement is accepted, perimeter landscaping on Cherry Lane and
Linder will be complete prior to the first commercial occupancy. Interior landscaping in the
commercial area will be completed as lots are developed.
Requirement No. 24:
The residential lots will be incorporated into a Homeowners' Association being bound by
certain codes, covenants and restrictions (CC&R's). Technically, those CC&R's will have no
binding effect on the commercial lots, however, the appearance that the commercial lots will
belong in the HOA and bound by those CC&R's will be presumed.
In an effort to eliminate any confusion of residential and commercial lots being co-mingled
under title and ownership, we would request the opportunity to approach the County for
approval to identify these contiguous parcels with different block numbers.
Additional Considerations
Consideration No.2
The commercial property has one existing residential dwelling along Linder Road. It
continues to be used as a residential dwelling, with a one-year lease executed. We believe we
have the right to continue utilizing this use until such time the commercial development of
the parcel upon which it is located physically requires its removal. Requiring premature
removal of this structure will take away our existing ability to use the property, as currently
allowed, and poses an unreasonable burden on the owner.
If the City has additional questions or comments, please do not hesitate to contact Brian Huffaker
at Hawkins Companies or me at (208) 343-4635. Thank you for your time and consideration
regarding this request. .
Respectfully submitted,
CSHQA, a professional association
~~.
Jessica Aguilar, on behalf of Hawkins Companies
....
Enclosure
c: Brian Huffaker, Hawkins Companies
Jeffrey Hess, Hawkins Companies
File 02085/Reg Agency
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