HomeMy WebLinkAboutCobblefield Crossing PP 02-022
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR COBBLEFlELD
CROSSING SUBDIVISION FOR 73
BUILDING LOTS AND 15 OTHER
LOTS ON 15.4 ACRES LOCATED
AT 4450 N. LINDER ROAD,
MERIDIAN, IDAHO
BY: CMD, INC., APPLICANT
C/C 01/21/03
Revised 02/12/03
)
)
)
)
)
)
)
)
)
)
)
Case No. PP-02-022
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 January 21,2003, and David McKinnon Plaoner II for the Plaoning and Zoning Department,
Brad Watson ofthe Pubic Works Department, Rod Ralphs, Tanya Converse, and Brian English,
appeared and testified, and the City Council having received a report from Brad Hawkins-Clark
Interim Director for the Plaoning and Zoning, and Bruce Freckleton, Engineering Technician m,
and the City Council having received as part ofthe record of this matter the recommendation to
City Council ofthe Planning and Zoning Commission and the applicant having submitted the
"PRELIMINARY PLAT FOR: COBBLEFIELD CORSSING SUBDIVISION A PORTION OF
THE NW Y. OF SECTION 36, TA.N., R.1.W., B.M., ADA COUNTY, IDAHO AUGUST 2002,
PRELIMINARY SITE PLAN, CLIENT: CMD, INC., JOB NUMBER: 02127.002, CAD FILE:
SITELAYOUT, DESGINED BY: SLG, DRAWN BY: SLG, CHECKED BY: JRL, DELIVERY
FlNDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSlNG SUBDIVISION / (pP-02-022)
1
DATE: 08/15/02, SHEET NUMBER: 1, REVISIONS 1: 12/17/02 SLG REVISED PER CITY
COMMENTS, STAMED: DEC 17 2002 CITY OF MERIDIAN CITY CLERK OFFICE, CMD,
INC. - DEVELOPER, LEAVITT & ASSOCIATES ENGINEERS, INC.", CMD, Inc. 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
1. That the proposed development is in conformance with the Amended
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 Plaoning Analysis
Amended Comprehensive Plan Map, adopted August 6, 2002, Resolution No. 02-382, and the
property is presently zoned RUT by Ada County, however, an application for aonexation and
zoning to R-8 is before the Council, and requires connection to the Municipal Water and Sewer
System. [Meridian City Code S 11-7-2 D]
2. The preliminary plat is in conformance with the Amended Comprehensive Plan
City of Meridian adopted August 6, 2002, Resolution No. 02-382.
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 ofthe proposed development within the
City's Capital Improvement Program and if the conditions, which are requested by the Plaoning
FlNDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (PP-02-022)
2
and Zoning Administrator and the Engineering Technician ill, 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 Plaoning 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 ofthis approval drawing of the
preliminary plat herein designated as: "PRELIMINARY PLAT FOR: COBBLEFIELD
CORSSING SUBDIVISION A PORTION OF THE NW Y. OF SECTION 36, T.4.N., R.1.W.,
B.M., ADA COUNTY, IDAHO AUGUST 2002, PRELIMINARY SITE PLAN, CLIENT: CMD,
INC., JOB NUMBER: 02127.002, CAD FILE: SITELA YOUT, DESGINED BY: SLG, DRAWN
BY: SLG, CHECKED BY: JRL, DELIVERY DATE: 08/15/02, SHEET NUMBER: 1,
REVISIONS 1: 12/17/02 SLG REVISED PER CITY COMMENTS, STAMED: DEC 172002
CITY OF MERIDIAN CITY CLERK OFFICE, CMD, INC. - DEVELOPER, LEAVITT &
ASSOCIATES ENGINEERS, INC.".
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:
FlNDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (pP-02-022)
3
IT IS HEREBY ORDERED AND THIS DOES ORDER
1. The Preliminary Plat of the applicant as evidenced by "PRELIMINARY PLAT
FOR: COBBLEFIELD CORSSING SUBDIVISION A PORTION OF THE NW Y. OF
SECTION 36, TA.N., R.1.W., B.M., ADA COUNTY, IDAHO AUGUST 2002,
PRELIMINARY SITE PLAN, CLIENT: CMD, INC., JOB NUMBER: 02127.002, CAD FILE:
SITELAYOUT, DESGINED BY: SLG, DRAWN BY: SLG, CHECKED BY: JRL, DELIVERY
DATE: 08/15/02, SHEET NUMBER: 1, REVISIONS 1: 12/17/02 SLG REVISED PER CITY
COMMENTS, STAMED: DEC 17 2002 CITY OF MERIDIAN CITY CLERK OFFICE, CMD,
INC. - DEVELOPER, LEAVITT & ASSOCIATES ENGINEERS, INC.", CMD, Inc. Developer
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 Comments / PreliminarY Plat
1. Sanitary sewer service to this site shall be via main line extensions from the existing
mains adjacent to the property. This development shall be subject to sanitary sewer
latecomer fees to reimburse those responsible for extending sewer service into the
area. The latecomer fees for each lot shall be due and payable upon signature on
final plat.
2. Domestic water service to this site shall b e via m ain 1 ine extensions from the
existing mains adjacent to the property.
3. Applicant will be responsible to construct the sewer and water mains to
and through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing and routing with the
Public Works Department.
FlNDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (pP-02-022)
4
4. The applicant has indicated that a pressurized irrigation system will be
provided within this development will be to be owned and maintained by the
Settler's Irrigation District, revise the plat to show how the system is going to be
served (ie connection to an existing system, or independent pumping facilities)
Underground vear-round pressurized irrigation must be provided to all lots
within this development. The 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. If a 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.
5. A detailed fencing plan shall be submitted upon application of the final plat. A 6-
foot solid fence shall be required along the north and east boundaries of the
subdivision unless the City agrees in writing that such a fence is not required.
6. Setbacks within the subdivision shall be reduced to allow 5-foot side yard setbacks
regardless of number of stories, provided no fences or other structural
encroachments be permitted in any required side yard setback area.
7. In accordance with MCC 12-13-10-8, Applicant shall provide detached sidewalks
adjacent to N. Linder Road.
8. Street side setbacks shall be reduced to 10-feet, provided that a condition of this plat
shall be that all structures constructed within 20 feet of a side street shall provide at
least one window of at least six (6) square feet in size.
9. Add or revise the following preliminary plat notes:
. Correct #1 of the "Development Data" table to reflect the number of
buildable lots is 73, not 72.
. Add a note to face ofthe plat regarding the "Right to Farm Act"
10. Submit ten (10) copies of a revised plat to the City Clerk's Office.
General Comments
1. Submit a copy ofthe Ada County Street Name Committee's approval letter
for the subdivision name, and the lot and block numbering. Make any
FlNDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION 1 (PP-02-022)
5
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, play equipment, pressurized irrigation, sanitary
sewer, water, etc., prior to signature on the final plat.
4. All pathways within the proposed subdivision shall be designed in
accordance with MCC 12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the Landscape Ordinance,
shall be submitted for the subdivision with the final plat application.
6. Sidewalks within the proposed subdivision shall be built in accordance with
MCCI2-13-10-8.
7. 100-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.
The street light contractor shall obtain design and pennit from the Public
Works Department prior commencing installations.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to
be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owner's), with written approval or non-approval
submitted to the Public Works Department. Iflateral users association
approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
9. Submit all updated groundwater/soils reports to the Public Works
Department for review. Any drainage areas (detention/retention basins)
must be designed 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.
FlNDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (PP-02-022)
6
10. 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.
11. Developer shall coordinate mailbox locations with the Meridian Post
Office.
12. 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 maybe used for non-domestic purposes
such as landscape irrigation.
13. 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.
14. 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.
15. If ACHD does not permit direct lot access to Linder Road for the existing
house on Lot 2 Block 2, the landscape buffer (Lot I Block2) shall be
required to be twenty-five feet (25') wide adjacent on the southern edge
of the property and taper down to fifteen feet (15') wide as it travels
north, to accommodate the driveway access to the proposed Cobblefield
Drive.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Linder Road and
McMillan Road abutting the parcel by means of a warranty deed. The
right-of-way purchase and sale agreement and deed must be completed
and signed by the applicant prior to scheduling the final plat for signature
by the ACHD Commission or prior to issuance of a building permit (or
other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication after receipt of all requested
material. The owner will be paid the fair market value ofthe right-of-way
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT COBBLEFIELD CROSSING SUBDIVISION I (pP-02-022)
7
dedicated which is an addition to existing ACHD right-of-way if the
owner submits a letter of application to the impact fee administrator prior
to breaking ground, in accordance with the ACHD Ordinance in effect at
that time (currently Ordinance #195).
OR
Dedicate 38-feet of right-of-way from the centerline of Linder Road and
McMillan Road abutting the parcel by means of a warranty deed. The
right-of-way purchase and sale agreement and deed must be completed
and signed by the applicant prior to scheduling the final plat for signature
by the ACHD Commission or prior to issuance of a building permit (or
other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication after receipt of all requested
material. The owner will be paid the fair market value of the right-of-way
dedicated which is an addition to existing ACHD right-of-way if the
owner submits a letter of application to the impact fee administrator prior
to breaking ground, in accordance with the ACHD Ordinance in effect at
that time (currently Ordinance #195).
2. Construct a 5-foot concrete sidewalk located 2-feet within the right-of-
way (ifthe dedicated right-of-way is 48-feet from centerline) or if the
sidewalk is outside of the right-of-way, place the sidewalk within an
easement.
3. Construct the main entrance, Cobblefield Drive, to intersect Linder Road
approximately 140- feet north of the south property line, as proposed.
4. Construct all ofthe internal roadways as 36- foot street section with curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as
proposed.
5. Construct a stub street to extend to the south property line approximately
1,000-feet east of Linder Road, as proposed. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
6. Construct a stub street to extend to the north property line approximately
1,340- feet east of Linder Road, as proposed. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION I (pP-02-022)
8
7. Construct two knuckles with islands within the subdivision, as proposed.
Construct the islands within the knuckles to provide a minimum of 4-feet
in width with a minimum area of 100-square feet and provide a minimum
of a 29- foot street section for the roadway around the traffic island.
8. Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association. Notes of this are required on the final plat.
9. Provide a minimum of 21- feet measured from back of curb to back of
curb on either side of a proposed island or median.
10. Enter into a development agreement regarding the location, costs and
terms associated with the "temporary stub street".
11. Other than the access that has been approved with this application, direct
lot access to Linder Road and McMillan Road is prohibited.
12. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of- way.
2. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may
be damaged during the construction of the proposed development.
Contact Construction Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. Contact Construction Services
at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County
Highway District Policy Manual, ISPWC Standards and approved
supplements, Construction Services procedures and all applicable ACHD
Ordinances unless specifically waived herein. An engineer registered in
the State ofIdaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (pP-02-022)
9
8.
9.
11.
issuance of building permit (or other required permits), which
incorporates any required design changes.
7.
Construction, use and property development shall be in conformance with
all applicable requirements of the Ada County Highway District prior to
District approval for occupancy.
Payment of applicable road impact fees are required prior to building
construction in accordance with Ordinance #195, also known as Ada
County Highway District Road Impact Fee Ordinance.
It is the responsibility ofthe applicant to verify all existing utilities within
the right-of-way. Existing utilities damaged by the applicant shall be
repaired by the applicant at no cost to ACHD. The applicant shall be
required to call DIGLINE (1-800-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant
shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of
construction.
10.
No change in the terms and conditions of this approval shall be valid
unless they are in writing and signed by the applicant or the applicant's
authorized representative and an authorized representative of the Ada
County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway
District.
Any change by the applicant in the planned use of the property which is
the subject of this application, shall require the applicant to comply with
all rules, regulations, ordinances, plans, or other regulatory and legal
restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the
subject property unless a waiver/variance of said requirements or other
legal relief is granted pursuant to the law in effect at the time the change
in use is sought.
C. 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 of2 hours to service the entire project. Fire
hydrants shall be placed an average of 400' apart. 1997 UFC Appendix ill-A
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (PP-02-022)
10
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150' in
length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
8. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. It is recommended that a stub
street be extended to the East between Lots 16-18 on Block 3, to provide a
second point of access to the project. UFC 902.2.1 Revised plans that have
been submitted indicate a connection on the East end of the project.
9. The roadways shall be built to Ada County Highway Standards and shall have
a clear driving surface, available at all times, which is 20' wide. Lots 8, 9, 10,
11, 12, 13, 14, 15 on Block 4 shall be posted "No Parking Fire Lane". UFC
902.2
10. Building setbacks shall be per the Building Code for one and two story
construction.
11. The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20' wide.
The lots adjacent to the knuckles on Blocks 6, 7, 8 & 9 shall be posted
''No Parking Fire Lane". UFC 902.2
D. Adopt the Central District Health Department Recommendations as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (PP-02-022)
11
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.
E. Adopt the action of the City Council taken at their January 21,2003 meeting as
follows:
1. For clarification, the stub roads shall remain as they are presently shown
on the preliminary plat.
2. The Applicant shall be required to submit a fencing plan with the fmal
plat.
By action ofthe City Council at its regular meeting held on the
dayof~~ ,2003.
ROLL CALL
11ft-
COUNCILMAN BIRD
VOTED jtt:flttFt-t
COUNCILWOMANdeWEERD
VOTED~
VOTED~
VOTED$
.--
VOTED
COUNCILWOMAN McCANDLESS
COUNCILMAN NARY
MAYOR ROBERT D. CORRIE
(TIE BREAKER)
DATED: Q - ( 1-03
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (pP-02-022)
12
MOTION: ~
APPROVEDl
DISAPPROVED:
Copy served upon Applicant, The Planning and Zoning Department, Public Works
Department and City Attorney.
By: d'I;,a,.~ ~/Jc-J > ~
City Clerk ' .
\\\IIIU,I""I"
\\\ C M"~ Illf
,,".1 0< cRf/' 1111
,:'.' ~"' v4 /....
",' 0' ~....n.'f? '.If. /........
_ O~.,-.i ......,.:.<1 ~ ~V' ~
- G 'r-. /
2~/2-P3 f ~ '0 \
- =
Dated:
Z:\Work\M\Meridian\Meridian lS360M\Ccbblefield Crossing Sub AZ-02--024 PP-02-022 CUP-02-032\FfClsOrdPP .doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
COBBLEFIELD CROSSING SUBDIVISION / (PP-02-022)
13