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HomeMy WebLinkAboutCastlebrook Sub PP 02-016 BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN C/C 10/15/02 IN THE MATTER OF THE ) REQUEST FOR PRELIMINARY ) PLAT FOR CASTLEBROOK ) SUBDIVISION,LOCATED ON THE ) EAST SIDE OF BLACK CAT ROAD, ) Yz MILE SOUTH OF CHERRY ) LANE, MERIDIAN, MERIDIAN, ) IDAHO ) ) BY: CRESTLINE DEVELOPMENT, ) LLC, ) ) APPLICANT ) ) Case No. PP-02-016 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 October 15, 2002, and Brad Hawkins-Clark for the Planning and Zoning Department, and Kevin Amar, Shawn Nickels, Brad Watson, and Susan Wildwood, appeared and testified, and the City Council having received a report from David McKinnon of 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 REVISED SEPTEMBER 2002, LOCATED IN THE SWI/4 OF THE NWI/4 OF SECTION 10, T.3N., R.I W., B.M., ADA COUNTY, IDAHO, CASETLEBROOK SUBDIVISION, JOB NO. 02-030-01, SHEET NO. I, J: \CASTLEBROOK FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL AFPROV AL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION / (PP-02-016) _ 0203000\Drawings\CASTLEBROOK _PRE ]LA T _ REV.dwg 10/14/2002, ENGINEERING NORTHWEST, LLC, CRESTLINE DEVELOPMENT, LLC - DEVELOPER, SHAWN NICKEL - PLANNER/CONTACT, BERNARD 1. McFADDEN - OWNER", Developer 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 S 12-3-3. Therefore the City Council makes the following findings: FINDINGS OF FACT I. 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 S 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 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 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION 1 (PP-02-016) 2 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 REVISED SEPTEMBER 2002, LOCATED IN THE SWI/4 OF THE NWl/4 OF SECTION 10, T.3N., R.IW., B.M., ADA COUNTY, IDAHO, CASETLEBROOK SUBDIVISION, JOB NO. 02-030-01, SHEET NO. I, J: \CASTLEBROOK _ 0203000\Drawings\CASTLEBROOK]RE]LAT _ REV.dwg 10/14/2002, ENGINEERING NORTHWEST, LLC, CRESTLINE DEVELOPMENT, LLC- DEVELOPER, SHAWN NICKEL - PLANNER/CONTACT, BERNARD 1. McFADDEN - OWNER". 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 "PRELIMINARY PLAT REVISED SEPTEMBER 2002, LOCATED IN THE SWl/4 OF THE NWl/4 OF SECTION 10, T.3N., R.I W., B.M., ADA COUNTY, IDAHO, CASETLEBROOK SUBDIVISION, JOB NO. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION 1 (PP-02-016) 3 02-030-01, SHEET NO. I, J: \CASTLEBROOK _ 0203000\Drawings\CASTLEBROOK]RE ]LA T _REV.dwg 10/14/2002, ENGINEERING NORTHWEST, LLC, CRESTLINE DEVELOPMENT, LLC - DEVELOPER, SHAWN NICKEL - PLANNER/CONTACT, BERNARD 1. McFADDEN - OWNER", is hereby conditionally approved; and 2. The conditions of approval are as follows to-wit: A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: Site Specific Requirements 1. 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 mains to and through the proposed development, thereby making them available to the adjacent properties (Stub streets, and EI Gato Road). 2. Although still under investigation, staff finds that sanitary sewer service should be available to the lots within the proposed subdivision, Sanitary sewer service to this site will be via a temporary lift station within the Blackstone Subdivision. This station pumps to an existing gravity sewer main located in Black Cat Road, that then flows to the Ashford Greens lift station. The Blackstone lift station shall be upgraded or modified, at the developer's expense, to the City of Meridian's standards and specifications. The Applicant will be responsible to construct lateral sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. This development shall be subject to the Ashford greens sewer latecomers fees. Black cat trunk development fee of$I,500.00 per dwelling unit shall also be assessed against this development. Payment of the trunk development fees and latecomer fees are required prior to signature on the final plat map by the City Engineer. The sewer lift station shall be required to have a study completed by Public Works and said study shall have a result of a positive analysis for final approval. 3. Underground year-round pressurized irrigation must be provided to all lots within this development. If the pressurized irrigation system within this development is to remain a private Homeowners 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. The FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION 1 (PP-02-016) 4 City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. Ifa single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 4. A detailed fencing plan shall be submitted upon application of the final plat. Fencing adjacent to the micro-path shall be constructed by the developer, in accordance with the Landscape Ordinance (MCC 12-13-15-9). 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. Fencing adjacent to the Kennedy Lateral shall be open vision and non-combustible. 5. 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 will not be considered as replacement trees for those trees that have to be removed. 6. Add or revise the following notes on the preliminary plat: (5.) All interior water mains shall be 8"0, and exterior mains shall be 12"g unless otherwise shown. (6.) Pressurized irrigation system to be jlro,tided owned and operated by? (10.) All fencinz adiacent to the vathwav svstem and internal oven-svace! drainaze lots shall be limited to four-feet (4 ') in heizht if constructed of a solid. sizht-obscurinz material. (11.) Direct lot access to Black Cat Road shall be vrohibited unless svecificallv vermitted bv ACHD and the Citv of Meridian. (12.) Anv re-subdivision of this vlat shall be in comvliance with the most recentlv avvroved subdivision standards of the Citv of Meridian. (13.) A note shall be added to the vlat statinz that this subdivision is subiect to the terms of the Rizht to Farm Act vertaininz to adiacent azricu/tural varcels. 7. The Applicant provided a phasing plan for the subdivision. There are two phases proposed for this project. The first phase has two approved vehicle access points. 8. Any drainage areas (detensionl retension basins) must be designed to ensure that FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION 1 (PP-02-016) 5 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: I. 9. A detailed landscape plan, in compliance with the landscape ordinance, shall be submitted for the subdivision for this project with the final plat application. 10. Graphically depict the FEMA flood plain boundary adjacent to the Ten Mile Creek. Note restrictions associated with the flood zone on the face ofthe preliminary plat. 11. Sanitary sewer shall be extended to EI Gato Road from Biltmore Avenue. 12. Lot I, Block 8 does not meet the minimum street frontage requirement on the Gillette Street frontage. Either adjust the lot frontage to conform to the minimum 80 foot frontage, or place an arrow on the lot to signify the front of the lot house towards Golfview Way. 13. The landscape plan shall be coordinated with the Public Works Department for the common areas adjacent to Black Cat Road, due to the location of the temporary sanitary sewer mains. 14. Approval of this project is subject to the results of a sewer study. 15. Applicant shall add a separate common lot included in the plat to reflect a twenty foot (20') sewer easement adjacent to block 2, lot 7. 16. The fence surrounding Lot 10, Block 5 of this project shall be six feet (6') in height. The bottom four feet (4') shall be opaque and the top two feet (2') shall be in a lattice style or another similar style which is not obstructive to view. General Comments I. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 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., prior to signature on the final plat. 4. Two-hundred and 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 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION 1 (PP-02-016) 6 intersections and! or fire hydrants. 5. All irrigation ditches, lateral, or canals, exclusive of natural walkways, 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 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. B. Adopt the Meridian Fire Department Recommendations as follows: 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for a duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. 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 all internal roads. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 7. The roadways shall be built to Ada County Highway Standards, with a minimum clear street width of 20'. All 29' wide streets have restricted parking to one side. All 33' wide street sections shall also be posted no parking on one side to prevent encroachment of the required clear width of 20' . 8. The phasing plan may require that any roadway greater that 150' in length that is not provided with an outlet shall be required to have a turnaround. 9. Phasing of the subdivision that may result in access being provided by a single access point serving greater than 30 homes will require a secondary access point. C. Adopt the Recommendation of the Nampa & Meridian Irrigation District. I. Applicant shall apply for a land use change/site application. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION 1 (PP-02-016) 7 day of 2. All laterals and waste ways must be protected and all municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with Idaho Code 931-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. D. Adopt the Recommendations 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 management system that prevents groundwater and surface water degradation. By action of the City Council at its regular meeting held on the A/oV~hv~ ,2002. . b..f~ ROLL CALL COUNCILMAN BIRD VOTED~ COUNCILWOMAN deWEERD VOTED ~ COUNCILWOMAN McCANDLESS VOTED*<<- VOTED r COUNCILMAN NARY MAYOR ROBERT D. CORRIE rW VOTED- (TIE BREAKER) ~. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION 1 (PP-02-016) 8 Copy served upon Applicant, The Planning and Zoning Department, Public Works Department and City Attorney. Byd~~p~~ City Clerk ' Dated: Z:\Work\M\Meridian\Meridian I 5360M\Castlebrook Sub AZ02.020 PP02-016\FfClsOrdPP.doc FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT CASTLEBROOK SUBDIVISION 1 (PP-02-016) 9