HomeMy WebLinkAboutWoodbridge Sub PP Findings
REOErv.er~
MAR 3 a 2000
Cl'rY OF m~IDIAN ~~'
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
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IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR WOODBRIDGE
SUBDIVISION,
WOODBRIDGE COMMUNITY,
LLC
APPLICANT.
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03-29-00
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Case No, PP-OO-003
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 March 7, 2000, and was continued until March 21,2000, and Steve
Siddoway, Assistant Planner for the Planning and Zoning Department, and Gary
Smith, Public Works Director, appeared and testified, and on behalf of the Applicant
was Derek O'Niell, who appeared and testified, and appearing and testifying with
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comments was: Reese McMillan, and the City Council having received a report from
Bruce Freckleton, Assistant City Engineer, and Shari Stiles, Planning and Zoning
Administrator, and an additional report received from Bruce Freckleton, Assistant
City Engineer, 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 tile applicant having submitted the Preliminary Plat described as
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT.
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - it
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"WOODBRIDGE - PHASE 1, PRELIMINARY PLAT, MERIDIAN, IDAHO, DATE:
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12/29/99, PROJECT 98048, SHEET 1 OF 1, AND STAMPED ON 1/3/00,
DESIGNED: BSS, RC, DRAWN: RC, IEB, BY: TOOTHMAN-ORTON
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ENGINEERING COMPANY, CONSULTING ENGINEERS, SURVEYORS AND
PLANNERS, for WOODBRIDGE COMMUNITY, LLC, DEVELOPER, submitted
for preliminary plat approval and which preliminary plat for approval application is
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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
Comprehensive Plan by reason of the fact that it lies within the existing Urban Area
as flefined 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 (R-4), and
requires connection to the Municipal Water and Sewer System. [Meridian City Code
s 11-7-2 C.]
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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
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 2
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accommodate the proposed development if the plat complies with the requirements
and conditions hereinafter set forth as conditions of preliminary plat approval.
4. The pro~osed 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 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
propps ed, 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
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and Zoaing 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: "WOODBRIDGE - PHASE 1,
PRELIMINARY PLAT, MERIDIAN, IDAHO, DATE: 12/29/99, PROJECT 98048,
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SHEET 1 OF 1, AND STAMPED ON 1/3/00, DESIGNED: BSS, RC, DRAWN: RC,
IEB, BY: TOOTHMAN-ORTON ENGINEERING COMPANY, CONSULTING
ENGINEERS, SURVEYORS AND PLANNERS, for WOODBRIDGE
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 3
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COMMUNITY, LLC, DEVELOPER."
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DECISION AND ORDER
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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 the
"WOODBRIDGE - PHASE 1, PRELIMINARY PLAT, MERIDIAN, IDAHO, DATE:
12/29199, PROJECT 98048, SHEET 1 OF 1, AND STAMPED ON 1/3/00,
DESIGNED: BSS, RC, DRAWN: RC, IEB, BY: TOOTHMAN-ORTON
ENGINEERING COMPANY, CONSULTING ENGINEERS, SURVEYORS AND
PLANNERS, for WOODBRIDGE COMMUNITY, LLC, DEVELOPER ," 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 from their February 2, 2000, letter, and additionally incorporating
the Recommendations for modifications from the Assistant City Engineer in his
03/21/00 letter as follows:
2.1 Any existing irrigation/drainage ditches crossing the property to be
included in this project, 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, with written confirmation of said approval
submitted to the Public Works Department.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 4
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2.2 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.
2.3 Water service to this development is contingent upon positive results
from a hydraulic analysis by our computer model.
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2.4 Submit letter from the Ada County Street Name Committee, approving
the subdivision and street names. Make any corrections necessary to
conform.
2.5 Coordinate fire hydrant placement with the City of Meridian's Water
Works Superintendent. I
2.6 Sanitary sewer service to this site will be via the existing trunk main that
traverses through the development. Applicant will be responsible to
construct lateral sewer mains to and through this proposed
development. Installation of a sewer line in Locust Grove will be
required so as to provide service to adjacent property through this
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
roadway centerline. Applicant shall.also be required to extend an eight-
inch sanitary sewer in a 20-foot-Wide easement somewhere in the vicinity
of Lots 83 arid. 84, Block 6 to provide sewer access to an isolated
portion of the adjacent Locust View Heights Subdivision. Applicant to
include a note on his development plans to retain and protect the all-
weather gravel access to the City of Meridian's Five Mile Creek Sanitary
Sewer Trunk Line in accordance with the provisions of the recorded
sanitary sewer easement.
2. 7 Water service to this site will be via extensions of the existing main in
Locust Grove Road from it's intersection with Central Drive, or from it's
intersection with Franklin Road, 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.
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 5
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2.8
Developer shall indicate any existing ditch easements on the
preliminary plat map. The boundaries of the Five Mile Creek easement
need to be defined. Five Mile Creek and the defined wetland tributary
of Five Mile Creek are excluded from the piping requirement. Any
deviation from this requirement is subject to obtainiflg a variance from
the City Council.
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2.9 Applicant shall coordinate with the Public works department to
designate the design and locations for two-hundred-fifty- and IOO-watt,
high-pressure sodium streetlights. All streetlights shall be installed at
subdivider's expense. Typical locations include but are not limited to
street intersections and/or fire hydrants.
2.10 Detention ponds shall be designed such that accumulated water is
disposed of per the requirements of the City of Meridian and the Ada
County Highway District.
2.11 A perimeter fencing plan, and detailed landscape plan for Locust Grove
. Road as well as a typical landscape plan for pedestrian pathways,
wetland areas, stormwater retention ponds, and street landscape islands
shall be submitted for review and approval by staff with the final plant
application. Perimeter fencing shall be installed prior to obtaining
building permits.
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2.12 Add a note that all finish floor elevations are to be a minimum of 12
mches above the highest established normal groundwater elevation.
2.13 Assessment fees for water and sewer service are determined during the
building plan review process. Applicant shall be required to enter into
an Assessment Agreement with the City of Meridian for the clubhouse
portion of the development. In addition to these assessments, "Late
Comers" fees for sewer, and possibly water, will also be charged against
this parcel to help reimburse the parties responsible for installing the
water and sewer mains to their current points. This applicant may
submit a written request to the City Clerk's office for the City to enter
into a Late Comers Agreement for those portions of Sanitary sewer and
water mains that they will be installing as part of their project that will
benefit other lands.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 6
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2.14 Applicant has not indicated whether the pressurized irrigation system
within this development is to be owned and maintained by the
homeowners association or the Nampa & Meridian Irrigation District.
If the system is being proposed as a private system (H.O.A.), plans and
specifications for the irrigation system 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 City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of
water. If a creek 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. If City water is proposed as a
secondary source, developer shall be responsible to pay water
assessments as determined by the City Engineer for the entire common
open area. Staff shall work with the applicant to determine the common
area irrigation assessments.
2.15 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.
2.16 Several lots on the preliminary plat map indicate that they are within
the IOO-year floodplain. The preliminary subsurface evaluation report
prepared by Strata, Inc., dated June 28, 1999, states on page 5 under
Opinions and Recommendations, "We recommend that residential
development be restricted to areas outside the I OO-year floodplain."
Several of these lots are also impacted by wetlands. Please provide plans
and applicable agency approvals for any modirications to the floodplain
and wetlands areas. Compaction test results must be submitted to the
Meridian Building Department for all lots impacted by filling.
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2.17 Applicant shall comply with all provisions of City Ordinance Section
II-II pertaining to the Floodplain Overlay District. Conditions that
may be required by the Commission in approving the use of structures
in a Floodplay Overlay Zone shall include:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 7
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Limitations on periods of use and operation;
Imposition of deed restrictions;
Location and arrangement of structures within the floodway and
floodway fringe areas to avoid an increase in flood heights during
the recurrence of the 100-year flood discharge;
Requirement for construction of channel modifications, dikes,
levees and other protective measures;
Placement of survey be!\,chmarks; and
Floodproofing measures:
The evaluation of the effect on a proposed use in the floodway' and
flooqway fringe areas causing increase in flood heights is based not just
on the effect of the single use acting alone, but upon the reasonable
assumption that other landowners within the floodplain may need to be
allowed to develop to an equivalent extent within the floodway and,
therefore, the accumulative effects of all such encroachments must be
considered by the Commission in making any decision.
2.18
The conditional use permit approved for this project includes a multiple
use pathway along Five Mile Creek. This pathway is proposed to be
public at such time as adjacent properties are developed, extending the
pathway. The City of Meridian shall work with applicant to secure a
license agreement with the Nampa & Meridian Irrigation District for a
pathway along the Five Mile Creek. Said agreement shall be between
O'Neil Enterprises, Inc. and the Nampa and Meridian Irrigation
District. If required by the Nampa and Meridian Irrigation District,
the applicant shall be required to provide liability insurance for the
pathway until such time as it becomes part of a larger public pathway
system. If and when the pathway is deeded to the City as part of a
larger public pathway system, the City would then assume liability and
main tenance responsibilities.
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2.19 This project is subject to all terms of the development agreement and
conditional use permit as approved by the Meridian City Council.
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Adopt the Meridian Fire Department's Recommendations as follows:
2.20 Applicants shall satisfy all fire code requirements including those
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 8
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pertaining to water flow and fire hydrants.
2.21 Common areas will need to be kept clean of trash and weeds.
~ 2.23 All roads to flag lots shall be posted with "no parking" signs and all
vehicles, trailers, equipment etc. shall be prohibited from parking in
those areas.
2.24 All roads will be installed before building is started with appropriate
s~reet name signs.
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2.25 Only one way in or out.
Adopt the Recommendations of the Central District Health Department as follows:
2.26 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.
2.27 Run-off is not to create a mosquito breeding problem.
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2.28 Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
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2.29 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 a~tion of the City Council at its regular meeting held on the 1/l day of
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BY:!Z,U ;/ ~
ROBERT D. CORRlE
Mayor, City of Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ",
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 9
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Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
BY:~~ff~
Ity Clerk' . .
Dated:
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
WOODBRIDGE COMMUNITY, LLC FOR WOODBRIDGE SUBDIVISION (PP-OO-003) - 1m