HomeMy WebLinkAboutCedar Springs Subdivision No. 2 FP-02-022
BEFORE THE MERIDIAN CITY COUNCIL
CIC 11/06/02
IN THE MATTER OF THE )
APPLICATION OF HOWELL- . )
MURDOCH DEVELOPMENT )
CORPORATION FOR APPROVAL )
OF FINAL PLAT FOR CEDAR )
SPRINGS SUBDIVISION NO.2, )
LOCATED ON THE EAST SIDE OF. )
MERIDIAN ROAD NORTH OF )
SETTLERS PARK, MERIDIAN, )
IDAHO )
)
)
CASE NO. FP-02-022
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code !i 12-3-7 on November 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 Brad Hawkins-Clark, Interim Planning Director,
for the Planning and Zoning Department, and Bruce Freckleton, Engineering Technician III,
listing 8 General Requirements and 19 Site Specific CommentslFinal Plat, which are herein
found fair and reasonable, and that Brad Hawkins-Clark, Interim Planning Director, for the
Planning and Zoning Department, and Daren Fluke, 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:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO. 21 (FP-02-022)
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I.
The Final Plat of "PLAT SHOWING CEDAR SPRINGS SUBDIVISION NO.2"
as evidenced in Plat bearing: "PLAT SHOWING CEDAR SPRINGS
SUBDIVISION NO.2, A PORTION OF THE SOUTH Yz, SECTION 36
TOWNSHIP 4 NORTH, RANGE I WEST, BOISE MERIDIAN, MERIDIAN,
ADA COUNTY, IDAHO 2002, 11841FP1 09105102 HANDWRITTEN DATE:
9127102, SHEET I OF 3, HOWELL-MURDOCH DEVELOPMENT CORP. _
DEVELOPER, J-U-BENGINEERS, INC. - ENGINEERS SURVEYORS
PLANNERS", Howell-Murdoch Development Corp, 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 Brad Hawkins-Clark, Interim Planning Director, for the
Planning and Zoning Department, dated October 29, 2002, listing 8 General
Requirements and 19 Site Specific CommentslFinal Plat, a true and correct copy
of which is attached hereto marked Exhibit "A", and consisting of five pages, and
by this reference incorporated herein, and the additional requirements are required
as follows, to-wit:
1.1 The Meridian Fire Department requires:
I. That a fire flow of 1,000 gallons per minute be available 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 water supply for fire protection is contingent upon
acceptance of the water system by the City of Meridian for water
quality.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO.2 / (FP-02-022)
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4. final approval of fire hydrant locations shall be by the Fire
Department.
5. All radii shall be 28' inside and 48' outside radius.
6. Insure that all yet undeveloped parcels are maintained free of
combustible vegetation per 1103.2.4 of the UFC.
7. The clear unobstructed street width available at all times shall not
be less than 20'. This may require that parking be restricted in
some areas.
8. The landscape island located on the entrance off of North Meridian
Road will be required to be moved 10' west in order to maintain
required turning radiuses.
9. Any roadway greater than 150' in length must be provided with an
outlet or be provided with an approved turnaround.
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
practices for stormwater disposal and design a stormwater management
system that is preventing groundwater and surface water degradation.
Manuals for guidance:
I. State of Idaho Catalog Of Stormwater Best Management Practices
for Idaho Cities And Counties. Prepared by the Idaho Division Of
Environmental Quality, July 1997.
2. Stormwater Best Management Practices Guidebook. Prepared by
City of Boise Public Works Department, May 2000.
2. The Meridian Fire Department requires the following:
I That a fire-flow of 1,000 gallons per minute shall be available 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 is contingent
upon acceptance of the water system by the City of Meridian for
water quality.
ORDER OF CONDITIONAL APPROV AL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO.2 / (FP-02-022)
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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.
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 clear unobstructed street width available at all times shall not
be less than 20'. This may require that parking be restricted in
some areas.
8 The landscape island located on the entrance off of North Meridian
Road will be required to be moved 10' West in order to maintain
required turning radiuses, unless it meets the requirements ofItem
1.3.5 above.
3. The Settler's Irrigation District notes that the Parkins Nourse Lateral that
will be carrying drainage water through the east boundary of Cedar
Springs Subdivision will reach flows of 860 miner's inches and will
require a 30' easement. An appropriate agreement shall be drawn up and
recorded after execution. The current plans indicate one pipe carrying
both irrigation and drainage water. An additional pipe will be required to
carry only the drainage water to avoid potential problems with the
pressurized irrigation pump station.
4. The Nampa & Meridian Irrigation District is still reviewing the proposed
project, and therefore reserves all comments until the review has been
completed.
5. The Meridian Water Department can provide adequate water supply to the
proj ect.
2.
The final plat upon which there is contained the Certification and signature of the
City Clerk and the City Engineer veritying that the plat meets the City's
requirements shall be signed only at such time as:
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO.2 / (FP-02-022)
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guaranteeing the completion of off-site and required on-site
improvements.
By action of the City Council at its regular meeting held on November 6, 2002.
By ~I ,d).~
ro ERT D.' CORRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney.
ByJ!~~~9-
City Clerk
Dated:
11-14--// 2--
Z:\Work\M\Meridian\MeridianI5360M\CedarSprgs Sub No 2 FP02-022\OrderFP.doc
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO.2 / (FP-02-022)
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MAYOR
Robert D. Come
HUB OF TREASURE VALLEY
A Good Place to Live
CITY COUNCIL MEMBERS
Tammy deW eerd
Keith Bird
Cherie McCandless
William 1.M. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 . FAX (208) 887-4813
City Clerk Office Fax (208) 888-4218
MEMORANDUM:
To:
Mayor & City Council
Brad Hawkins-Clark, Interim Planning Director~e....
Bruce Freckleton, Senior Engineering Tech ~
Cedar Springs Subdivision No.2
From:
Re:
LEGAL DEPARnlENT
(208) 288-2499 . Fa.\': 288.2501
PUBLIC WORKS
BlJ1LDING DEPARTMENT
(208) 898.5500 . Fa., 887.1297
PLANNING AND ZONING
DEPARTMENT
(208) 884.5533 . FAX 88s.6854
October 29,2002
RECEIVED
OCT 3 0 2002
City Of Meridian
City Clerk Office
-Final Plat Approval of Seventy-five (75) Building Lots and Ten (10) Other Lots
on 24.60 Acres in an R-4 Zone, by Howell-Murdoch Development Corp, (File
No. FP-02-022).
We have reviewed the above referenced submittals and offer the foUowing comments, as
conditions of approvaL These conditions sball be considered in fuU, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, Howell-Murdoch Development Corp, has requested approval of the second phase
of Cedar Springs Subdivision, consisting of seventy-five (75) building lots and ten (10) other lots
on 24.60 acres. This phase of the subdivision has a net density of 5.35 dulacre. This phase is
located on the west side of Meridian Road, immediately north of Meridian Settlers Park.
The City Council approved the Preliminary Plat on 3/5/02 and Phase No. I Final Plat of the
subdivision on 7/2102. .
LOCATION
The property is located on the on the west side of Meridian Road, approximately ~ of a mile
north of Us tick Road, in Section 36, Township 4 North, Range I West.
SURROUNDlNG PROPERTIES
North: Rural Residential land, zoned RUT (Ada County).
South: Meridian Settlers Park, zoned L-O.
East: Sundance and Sundance Place Subdivisions, zoned R-8.
West: Future Phases of Cedar Springs Subdivision (R-4), and Rural Residential Property roned
RUT.
FINAL PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and I2-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
PP-02-022
Cedar Sprinp No.2. FP
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Mayor & City Council
October 29, 2002
Page 2
a. The conformance of the subdivision with tbe Comprehensive Development Plan;
Staff finds the subdivision to be in confonnance with the Comprehensive Plan.
b. The availability of public services to accommodate tbe proposed development;
Staff finds that public services can be made available to the lots within the proposed
subdivision, provided changes as may be required by the Public Works and Building
Departments are made.
c. The continuity of tbe proposed development with tbe capital improvement
program;
Staff fmds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for tbe proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The otber bealtb, safety or environmental problems tbat may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Councilor Commission's
attention.
SITE SPECIFIC COMMENTS I FlNAL PLAT
I. Applicant is to meet all terms of the approved preliminary plat and development
agreement.
2. The applicant has indicated that this phase will be a continuation of the NMID pressure
irrigation system being installed as part of Phase I. 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.
3. Applicant shall confirm in writing that the thirty-five (35) feet of right-of-way dedication
shown on N. Meridian Road meets the ACHD conditions. If not, the Meridian Road
street buffer and landscape plan may require modification.
FP-02..(122 Cedar Springs No :t.FF
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Mayor & City Council
October 29, 2002
Page 3
4. Applicant shall either revise Lot 23, Block 4 to graphically show a 30-foot wide irrigation
easement in favor of Settlers Irrigation District or add a new note to such effect.
5. Applicant shall revise the Final Plat along the west side of Lot 12, Block 4 to add a new
common landscape lot, in accordance with the approved Preliminary Plat. The new lot is
an extension of Lot 11, Block 4 in Cedar Springs Subdivision No.1. The frontage of Lot
12, Block 4 shall be adjusted to meet or exceed the minimum 80 foot frontage required
by City Ordinance.
6. The Landscape Plan (Sheets L-I, L-2 and L-3, dated 9-30-02 by The Land Group) is
approved with the following modifications:
a) The proposed five (5) foot vinyl fence shown behind all of the common lots must
be reduced to a maximum of three (3) feet in height if solid or four (4) feet in
height if open within all site triangles, in accordance with Meridian City Code 11.
20-2.
b) The proposed modification to Lot I, Block 16 (the pressure irrigation pump
station common lot) on Sheet L-3 of the Landscape Plan to construct a paved
access connecting to N. Meridian Road will require separate approval from
ACHD.
c) AIl trees must be planted outside of the 30-foot wide Settlers Irrigation District
easement adjacent to N. Meridian Road.
7. 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. AIl development improvements, including perimeter fencing and landscaping
shall be installed and approved prior to obtaining certificates of occupancy. A letter of
credit or cash surety in the amount of 110% will be required for all fencing, landscaping,
pressurized irrigation, amenities, sanitary sewer, water, etc., prior to signature on the final
plat. .
8. Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains, and from mains being installed in Phase 1. 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
9. Complete the Certificate of Owners and accompanying Acknowledgment.
IO. 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.
II. All drainage areas (detention/retention basins) must be designed to ensure that water is
FP-Q2..Q22 Cedar Sprin,gs No 2.FP
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October 29, 2002
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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 a 3: I slope.
12. Add text adjacent to Lot I, Block 16 that reads: Nampa & Meridian Irrigation District
pumping station, see note 12.
13. Adjust the frontage of Lot 4, Block 6, and Lot 17, Block 11 to meet or exceed the
minimum 80-foot required by City Ordinance.
14. Add the 5/8" pin symbol to the intersection ofW. Blake Street and N. Greenwich Way.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. Add the recording information of Cedar Springs Subdivision No. I to the face of the plat,
and the legal description of the Certificate of Owners.
17. Correct the spelling errors in the legal description of the Certificate of Owners as follows:
2nd line ...North 89?08'37" West...
14th line ... ucceSSlve...
Domestic Water Al! lots...
18. Applicant shall coordinate with the appropriate agencies for the posting of "no parking"
signs adjacent to the south boundary ofW. Ashby Drive.
19. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary
plat, does not relieve Applicant of responsibility for compliance.
GENERAL REOUIREMENTS
I. 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. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature
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 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
FP-02.o22 Cedar Sprinp No 2.FP
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October 29, 2002
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Idaho Power Company. The street light contractor shall 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 Applicant's engineer will be required to submit a signed, stamped statement certitying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
6. Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
7. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
8. 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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Cedar Springs Subdivision NO.2.
FP-()2-022
Ed,:laif"A- 5 JS-
CedarSpringsNo2.FP