HomeMy WebLinkAboutCooper Canyon Subdivision PP-02-001
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 04/02/02
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR COOPER CANYON )
SUBDIVISION, LOCATED EAST )
OF NORTH LOCUST GROVE )
ROAD AND SOUTH OF EAST )
WILSON LANE, MERIDIAN, )
IDAHO )
)
BY: WILDWOOD )
DEVELOpMENT, LLC, )
APPLICANT )
)
Case No. PP-02~OOI
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 April 2, 2002, and Shari Stiles, Planning and Zoning Administrator,
Bany Semple, Chris Findlay, and David Callister, appeared and testified, and the
City Council having received a report from Steve Siddoway, Planner II for Planning
and Zoning, and Bruce Freckleton, Engineering Technic~a,n Ill, and the City Council
having received as part of the record of this matter the recommendatiOli to City
Council of the Planning and Zoning Commission and the applicant having su1;>i11itted
the "COOPER CANYON PRELIMINARY PLAT, A PORTION OF LOT 7
PLEASANT VALLEY SUBDIVISION IN THE NWl/4 OF SECTION 8, T. 3 N., R.
1 E, BM, MERIDIAN, ADA COUNTY, IDAHO, c 2001 TOOTHMAN~ORTON
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
. OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP~02-001) 1
ENGINEERING CO., PRE-PLAT-SlTE4, DESIGNED: BSS, DRAWN: lEB, SHEET
1 OF I, DATE: 10/31/01, PROJECT: 01067, LAWRENCE R. TUCKNESS TRUST-
OWNER, WILDWOOD DEVELOPMENT, LLC - APPLICANT", submitted for
preliminmy plat approval and which preliminalY plat for approval application is
herein received and adjudged by the City Council pursuant to Meridian City Code S
12-3-3. Therefore the City Council makes the following findings:
FINDINGS OF FACT
1. T~1at 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 High Density Residential District (R-
40), and requires connection to the Municipal Water and Sewer System. [Meridian
City Code s 11-7-2 F]
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.
"FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP~02-00 1) 2
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 prelimimuy plat there will be
public financial capability of supporting services for the proposed development.
S. 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 sllch concerns brought to the COllncil'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: "COOPER CANYON PRELIMINARY
PLAT, A PORTION OF LOT 7 PLEASANT VALLEY SUBDIVISION IN THE
NW1/4 OF SECTION 8, T. 3 N., R. 1 E, BM, MERIDIAN, ADA COUNTY,
IDAHO, c 2001 TOOTHMAN-ORTON ENGINEERING CO., PRE~PLAT-SITE4,
DESIGNED:-BSS, DRAWN: IEB, SHEET 1 OF 1, DATE: 10/31/01, PROJECT:
01067, LAWRENCE R. TUCKNESS TRUST-OWNER, WILDWOOD
DEVELOPMENT, LLC -APPLICANT".
_ FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001) 3
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Code S 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 "COOPER
CANYON PRELIMINAl~Y PLAT, A PORTION OF LOT 7 PLEASANT VALLEY
SUBDIVISION IN THE NW1/4 OF SECTION 8, T. 3 N., R. 1 E, BM,
MERIDIAN, ADA COUNTY, IDAHO, C 2001 TOOTHMAN-ORTON
ENGINEERING CO., PRE-PLAT-SITE4, DESIGNED: BSS, DRAWN: IEB, SHEET
1 OF 1, DATE: 10/31/01, PROJECT: 01067, LAWRENCE R. TUCKNESS TRUST-
OWNER, WILDWOOD DEVELOPMENT, LLC - APPLICANT", DEVELOPER is
hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
A. Adopt the Recommendations of the Planriing and Zoning and
Engineering staff as follows:
1. _ SanitalY sewer and water service to this site shall be via new main
extensions from the existing m.ains adjacent to the property. Applicant
shall be required to abandon the existing sewer and water stubs, as they
are unusable with the project configuration.
2. The conceptual landscape plan, is now in compliance with the
requirements of the Meridian City Landscape Ordinance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-00 1) 4
3. Six-foot-tall perimeter fencing shall be installed around the entire project,
unless staff agree in writing that such fencing is not necessaly. Fencing
details shall be submitted with the Final Plat application.
4. Performance specifications for the common area pressurized irrigation
system shall be submitted with the Final Plat application.
5. All of the required street buffer and open space landscaping shall be
installed prior to the issuance of a Certificate of Occupancy for any
building on any lot created by the subdivision.
6. Jackson Drain is designated as a multiple-use pathway. Applicant shall
coordinate pathway construction requirements with Parks Director, Tom
Kuntz. 'Design shall match the pathway being constructed as part of
Blliot Industrial Park that will eventually connect through Fountain Park
,. to Locust Grove Apartments and beyond.
7. Cross~access agreements through the parking lots shall be provided.
8. The common areas shall be maintained by the homeowners' association.
GENERAL COMMENTS (preliminary plat)
1. Submit a copy of the Ada County Street Name Committee's final approval
letter for the subdivision name, and the lot and block numbering
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
3. 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.,
pri.or to signature on the final plat.
4. 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.
. 5. All irrigation ditches, laterals or canals, exclusive of natural waterways,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP~02~00 I) 5
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 should be shown on the site plans. Plans vvill 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.
6. Any existing domestic wells and/or septic systenls within this project will have
to be removed from their domestic service per City Ordinance Sections 9-1-4
and 9-4-8. Wells may be used for non-domestic purposes such as landscape
irrigation.
Adopt the Rec~mmendations of the Central District Health Department as
follows:
1. .. 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.
3. Stormwater shall be pretreated through a grassy swale prior to
discharge to the subsurface to prevent impact to groundwater and
surface water quality.
4. 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 managem~nt system that prevents
groundwater and surface water degradatioi1.
Adopt the ACHD Recommendations as follows:
Special Recommendations to the City of Meridian and the Meridian Fire
Department:
a. Applicant should be required to construct an emergency turnaround
located in the center of the proposed subdivision. Applicant should be
required to work with the Fire Department staff for the location of the
emergency turnaround.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-00 1) 6
Site Specific Requirements:
1. Construct curb, gutter, 5-foot wide concrete sidewalk, and match paving
on Wilson Lane abutting the parceL Improvements shall be constructed
to match existing improvements.
2. Driveways on Wilson Lane shall be located a minimum of SO-feet from
any public street intersection. The applicant is proposing to locate the
driveway approximately 1 aD-feet east of the west property line. This
location meets District policy and is approved with this application. The
applicant is required to pave the driveway to its full-required width of 24
to 3D-feet al~d to a point 30-feet beyond the edge of pavement of Wilson
Lane.
3. . Applicant is proposing an "emergencv access only" located approximately
190~feet north of the south property line. This access is to be signed
"emergencv access only" and/or install bollards for emergency access only.
The applicant is required to pave this access 16 to 20-feet in width and to
a point 3D-feet into the project. This emergency access meets District
policy and shall be approved with this application.
4. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District.
5. Meet District drainage requirements per section 8000 of the ACHD
Development Policy Manual.
6. If utility relocation is necessary to construct improvements required with
this development, then all utility relocation costs as'sociated with
improving street frontages abutting the site shall be borne .by the
_ developer.
7. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
8. Applicant shall also comply vvith ap of ACHD's Standard Requirements
listed in their report dated January 25, 2002.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-00 1) 7
Adopt the Recommendations of the Parks Department as follows:
1. A 10' wide hard surface for a pedestrian pathway shall be provided
along the Jackson Drain on the north side. The pathway shall include a
10' wide landscaped buffer on both sides, and which shall be
maintained by the developer. The pathway shall connect to the Elliott
Park Subdivision path. It would be acceptable for the 10' wide
pathway to be an easement or common lot deed when completed.
Adopt the Recommendations of Sanitary Service as follows:
1. Comply with their requirements listed in their letter dated March 14,
2002.
Adopt ,the Recommendations of the Nampa & Meridian Irrigation District as
follows: ,
1. The District's Jackson Drain courses through the proposed project. All
municipal wastewater shall be retained on site and a Land Use
Change/Site application shall be filed.
2. All laterals and waste ways shall be protected and all municipal surface
drainage shall be retained on site. If any surface drainage leaves the
site, the District must review the drainage plans. The developer must
comply with Idaho Code 831-3 80S.
Additionally, comply with the action of the Council from their meeting held
on Tuesday, April 2, 2002, as follows:
1. Two amenities are required as part of the Planned Development. The
applicant is proposing in excess of 10% of open space and the pathways
_ are two amenities. Additionally, the applicant shall also provide a sport
court of approximately 2,500 to 3,000 sq. ft. within the approximately
15,000-foot common area open space. The applicant shall also provide
a revised Site Plan indicating the location of the sport court, as well as
the material it is to be constructed vvith. The sport court shall be
approximately half the size of a regulation basketball court and will
contain at least one basketball standard and other play equipment that
may be acceptable by the staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-001) 8
2. That all improvements within the subdivision shall be completed prior
to any occupancies on any of the buildings. Additionally, as long as
they meet or exceed the requirements of the three buildings, then they
would be allowed to proceed with the Building Permit.
I.b -1'1:::-
By a,ction 01 the City Council at its regular meeting held on the _
day of ~ ,2002.
ROLL CALL
COUNCILMAN BIRD
VOTED -$!v
COUNCILWOMAN deWEERD
VOTED~
COUNCILWOMAN McCANDLESS
VOTED~l./
VOTED ~
COUNCILMAN NARY
MAYOR ROBERT D. CORRIE VOTED
(TIE BREAKE~
Copy served upon Applicant, The Planning and Zoning Department, ,."j;'i-.0t'l'l'.;'eb~^
Public Works Department and City Attorney., .', ..It^).O~ '
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ByJL~~b;- /9-
C~ty Clerk .
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Dated:
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COOPER CANYON SUBDIVISION / (PP-02-00 I) 9