HomeMy WebLinkAboutHavasu Creek No. 1 FP 03-008RECEIVED
MAR - 6 2003
City of Meridian
Cfty Clerk Office
KEVw E. DPINE
IDLN RLEw FISCHER
WM. F. GNRAY, 1fl
T. GUY HALLAM*
D. SAMUEL JOiNSON
WE.LUMA Moanow
WNLIAM F. NICHOLS*
CHRISTOPHER S. NVE
"Also ad~nined in OR
'* Also admided in WA
WHITE PETERSON
WHITE, PETERSON, MORROW, GIGRAY, ROSSMAN, NYE & ROSSMAN, P.A.
PHa,~ A PETEIISON
ENCA S. PHn.L~S
ENC 5. RD$$MAN
TODD A ROSSMAN
DAVN M. SWAR'1LEY
PAMELA S.TAELOw
TENU]JCE R. WH`re**
NNUOUS L WOLLEN
ATTORNEYS AT LAW
NAMPA OFFICE
5700 E. FAANI(i.w` RD„
SurrE 200
NAMPA, IDAHO 83687-6402
TEL. (208)466-9272
FAX (208) 466-0405
March 5, 2003
William G. Berg, Jr.
City Clerk
33 East Idaho Street
Meridian, Idaho 83642
Dear Will:
Re: HAVASU CREEK, LLC /HAVASU CREEK SUBDIVISION NO. 1 /
FINAL PLAT - (FP-03-008)
Regarding the above referenced matter, please find enclosed the original of the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT for approval and signature by the
Mayor and yourself. Please serve a copy of the ORDER upon the Applicant, with a Certificate of
Service in the file and a copy to Planning and Zoning and Public Works, and the attorney's office.
If you have any questions, please give me a call.
Z:1Work\M1MeridianlMeridian15360M1I-Iavesu Creek Sub No. 1 FP-03-0OS1CIerkFPltr 03 OS 03.doc
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF HAVASU
CREEK, LLC FOR APPROVAL OF
FINAL PLAT FOR HAVASU
CREEK SUBDIVISION NO. 1,
LOCATED WEST OF LOCUST
GROVE ROAD AND SOUTH OF
McMILLAN ROAD, MERIDIAN,
IDAHO
CASE NO. FP-03-008
C/C 02/25/03
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on February 25, 2003, and the Council finding that the
Administrative Review is complete which has included certain comments as stated in a letter to
the Mayor and Council from David McKinnon Planner II for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, and that David McKinnon
Planner II for the Planning and Zoning Department, and Becky Bowcutt, 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:
The Final Plat of "HAVASU CREEK SUBDIVISION NO. 1" as evidenced in
Plat bearing: "PLAT OF HAVASU CREEK SUBDNISION NO. 1, A RESUBDNISION OF
PORTIONS OF LOTS 8 & 9, CRESTWOOD SUBDIVISION NO. 1 LOCATED IN THE THE
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HAVASU CREEK SUBDNISION NO. 1 / (FP-03-008) - 1
NE 1/4 OF SECTION 31, T.4N., R.IE., B.M. MERIDIAN, ADA COUNTY, IDAHO 2003,
#21106 X21106-PLT.DWG BKB 01/17/03, SHEET 1 OF 2, HAVASU, LLC-DEVELOPER,
BRIGGS ENGINEERING, INC.-CONSULTING ENGINEERS", Havasu Creek, LLC,
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 David McKinnon Planner II for the Planning and Zoning Department, dated
February 25, 2003, listing 9 General Requirements and 15 Site Specific Requirements, a true and
correct copy of which is attached hereto marked Exhibit "A", and consisting of four pages, and
by this reference incorporated herein, and the response letter from Becky Bowcutt dated February
24, 2003, a true and correct copy of which is attached hereto mazked Exhibit "B", and consisting
of two pages, and the additional requirements from the action of the Council taken at their
February 25, 2003 meeting as follows, to-wit:
1.1 Per Becky Bowcutt's letter dated February 24, 2003 pertaining to
Site Specifc Requirements numbers 4, 6, and 7, and General
Requirements numbers 1 and 9, and the following Requirements
shall be revised and which shall now read as follows:
4. The future right-of--way required along Locust Grove is 35
feet. The applicant agrees to provide a separate lot
preserving the area for future roadway improvements. The
applicant agrees to provide additional vegetative cover to
the area. However, the applicant is opposed to the shoulder
widening being increased from 4 feet to 10 feet. The 4 foot
gravel shoulder meets the standards of ACHD and the
applicant believes the additional six feet is not needed;
however, it is required that six feet shall be planted with
vegetative cover with irrigation and that the Homeowner's
Association shall maintain the azea until such time as the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HAVASU CREEK SUBDNISION NO. 1 / (FP-03-008) - 2
Ada County Highway District requests transfer of title for
the additional right-of--way.
6. The landscape plan delineates a paved vehicular/pedestrian
access. This will provide access to the sewer that traverses
the common lot and for ACRD to access the storm drainage
pond for Lot 5, Block 8, and therefore there is no objection
to the 14 foot multi-use pathway.
The landscape plan is approved with the 10 foot pathway as
shown on the plan.
GENERAL REQUIREMENTS
1. The user's ditch located along the north boundary of Phase
1 is not contiguous, but the adjoining residents in
Crestwood Subdivision irrigate from the ditch. Therefore
the user's ditch shall not be required to be piped. Reference
to Crestwood Estates shall be added to the Final Plat since
it is a recorded adjoining development. Therefore, the
applicant shall add this notation as a Final Plat modification
condition.
9. The applicant is allowed four foot (4') detached sidewalks.
1.2 Comply with the Meridian Fire Department's requirements as
follows:
The project which comprised of one and two family
dwellings will require afire-flow of 1,000 gallons per
minute available for duration of 2 hours to service the
entire project. Fire hydrants shall be placed an average of
400' apart. 1997 UFC Appendix III-A
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. The proposed fire hydrant
locations will be submitted to the Public Works for plan
review.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HAVASU CREEK SUBDIVISION NO. 1 / (FP-03-008) - 3
4. All roads and fire lanes shall have a taming radius of 28'
inside and 48' outside.
Insure that all yet undeveloped parcels are maintained free
of combustible vegetation per section 1103.2.4 of the
Uniform Fire Code.
6. Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
UFC 901.4.2 & 901.3
For clarification, the applicant has been approved fora 33
foot street section within the development.
1.3 The Central District Health Department requires after written
approval firom 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:
1. 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 final plat upon which there is contained the Certification and signature of the City
Clerk and the City Engineer verifying that the plat meets the City's requirements shall be
signed only at such time as:
The Plat dimensions are approved by the City Engineer; and
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HAVASU CREEK SUBDIVISION NO. 1 / (FP-03-008) - 4
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
guaranteeing the completion of off-site and required on-site
improvements.
By action of the City Council at its regulaz meeting held on the
2 Soh
day of
F.~6~w~-y 2003.
T D. CORRIE
City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney. ~tsp~uuaip~ r
~~~''~~ pF Mrs ~'~ii
r
~~` ~ ~~i
h /~~ ~ :' ~ 9''v ~'-
r Dated: ~'6'~~ ;.
City Clerk =
9G ~o`~
o~T ~~ ;;
Z:\Work\MVvleridianVvleridian 15360MUiavasu Creek Sub No. 1 FP-03-008\OrderFP.dac ~~:90'9 7SS ~ ~Q. ~~~
., ~,
'''~r,~t~1~fY ~ ~~,~~`~
ORDER OF CONDTfIONAL APPROVAL OF FINAL PLAT
FOR HAVASU CREEK SUBDIVISION NO. 1 / (FP-03-008) - 5
HUB OF THE 9SCRE G;1 LLE7
SI.~SOR A GOOCI PI3CC LO LN0 LEG:11. DEPARTMENT
Rotxrt D. Come ~ T
CITY ®F MERIDIAN (208) 253-2199 ~ Fy<2RR-2501
CFC1-COUNCIL ML•MBERS PUBLIC WORKS
33 EAST IDAHO BLTLDING DEPARTbfENT
William L.M. Nary (''-UR) 887-221 L -Fax 887-1297
6e9rh gird MERIDIAN, IDAHO 83642
Tanunv deWeerd (208) 838-1433 ~ F.4:N (20R) 8874813 PL,~Wi 1NG AND ZONING
City Clerk O1Tice Fax (208) 88842L8 DEPARTMENT
Cherie McCandless (208) SSJ-5533 ~ FA.\ R38-685d
MEMORANDUM:
Febry~ua11ry 25, 2~~jj003
To: Mayor & City Council E C L ~ V 1J~
From: Bruce Freckleton, Engineering Tech III ~ FEB Z 0 2t)03
David McKinnon, Planner II }~ ~,~ CITY OF MERIDIAN
Re: HAVASU CREEK SUBDIVISION NO. 1 CITY CLERK OFFICE
• Request for a Final Plat Approval of Havasu Creek Subdivision No. 1, Consisting of
Fifty-Four (54) Building Lots and Seven (7) Other Lots on 15.32 Acres in an R-4 Zone
by Havasu Creek, LLC (File No. FP 03-008).
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUNI]VL~RY & LOCATION
This is the first phase of the Havasu Creek Subdivision, located on the west side of N. Locust Grove
Road, approximately'/a mile south of McMillan Road. This phase of the subdivision includes 54 single
family building lots and 7 "other" (landscaping and drainage) lots. The gross density of Phase 1 is
approximately 3.48 dwelling units/acre.
The subdivision was approved as a Planned Development allowing for reduced minimum house sizes
(1,201+) and reduced building setbacks in the R-4 zone. The lots within the subdivision meet all of the
minimum lot requirements of the Planned Development and the approved preliminary plat. The
subdivision has detached sidewalks with a 5' wide parkway throughout.
ADDITIONAL CONSIDERATION
• Locust Grove Road Risht-of-Wav: As of Febniary 19's, ACHD's Preliminary Plat condition to
dedicate 35-feet of right-of--way from centerline on Locust Grove Road had not been formally
modified. Based on recent policy changes, Stag' is under the assumption that ACHD will not
compensate the developer for this additional right-of--way. Therefore, if ACHD can not negotiate a
dedication or otherwise obtain the right-of--way, staff recommends that the future right-of--way be
platted in a new common lot and planted with a vegetative groundcover (see Condition #4 below)
to preserve the total right-of--way width.
~xl~rb;~ ''/4„ /o~'~
Mayor and Council
February 25, 2003
Page 2
SITE SPECIFIC REQUIREMENTS
Applicant shall meet all terms of the approved Preliminary Plat, Conditional Use Permit and
the recorded Development Agreement.
2. The applicant has not indicated whether the pressurized irrigation system within this
development is to remain private or whether it's to be owned and maintained by Settlers.
Irrigation District. The City of Meridian requires that pressurized imgation systems be supplied
by a year-round source of water. If a creek or well source is not available, asingle-point
connection to the culinary water system shall be required. Plans and specifications for the
irrigation system shall be reviewed by the Public Works Department as part of the development
plan review process, and a draft copy of the pressurized irrigation system O&M manual must
be submitted prior to plan approval. 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.
Street signs are to be in place, water system shall be appraued 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. All
development improvements, including fencing, micro-paths, irrigation, 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, sanitary sewer, water, etc.; prior to signature on the final plat.
If the 35-foot right-of--way on Locust Grove Road is not dedicated to the Ada County Highway
District, all future right-of--way (the portion to be dedicated) shall be platted in a separate
common lot within Havasu Creek. In addition, any portion of the future right-of--way that is not
developed (if greater than 13 feet in width) shall be landscaped with a with a vegetative
groundcover, in addition to installing and maintaining a 10 foot wide gravel shoulder adjacent
to the edge of pavement (per MCC 12-13-10-9).
5. Fencing yvithin 20 feet of ail public right of ways shall be no taller than 3 feet in height if solid
t ,fencing material is used.
A micro-path shall be constructed through Lot 5, Block 8 (east -west).
~~~ 1 ~Q~. The Landscape Plan dated 1-08-03, prepared by Harvest Design is approved as submitted.
~~ m C "', 8. Modify or add the following plat notes in the manner noted below:
• Please delete note number two (2) on the face of the Plat. It is contradicted by note
number fifteen (15).
• Add a note to the face of the plat restricting direct lot access to Locust Grove, unless
access is approved by the City of Meridian and the Ada County Highway District.
~:6;~'p" a~~
Mayor and Council
February 25, 2003
Page 3
9. 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.
10. 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.
11. Any drainage areas (detention/retention basins) must be designed to ensure that water is
retained only during 100-year storm events, and for a period of time not to exceed 24 hours.
Side slopes within drainage areas shall not exceed 3:1.
12. The developer shall be responsible for the containment of construction debris within the
subdivision.
13. Graphically depict 5-foot wide public utilities, drainage and utility easements along the west
side of Lot 5, Block 6 as it will be a side lot line when future phases are developed.
14. Complete the Certificate of Owner's and it's accompanying Acknowledgment.
15. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat,
conditional use permit or development agreement does not relieve Applicant of responsibility
for compliance.
GENERAL REOUIItEMENTS
1. 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, with written confirmation of said approval submitted to the Public
Works Department.
2. Any existing domestic wel]s 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 watt (250w) and One-Hundred watt (100w), high-pressure sodium
streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at subdividet'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. Street light contractor to 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.
Mayor and Council
February 25, 2003
Page 4
Submit "Final" letter from the Ada County Street Name Committee, approving the subdivision
and street names. Make any corrections necessary to conform.
6. Sewer and water mains shall be extended to and through the proposed development, thereby
making the available for adjacent properties.
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.
8. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the
Public Works Department.
9. Provide five-foot-wide sidewalks in accordance with City. Ordinance Section 12-5-2.K.
Sidewalks aze to provide a cleaz five-foot-wide walkway pathway without encroachment of
mailbox structures.
'b,~f " ~?'' Y o~ ~
BECKY BOWCUIT PLANNING SERVICES
100 E. Valli Hi Ln.
Eagle, Idaho 83616
Phone:484-3904 Fax: 938-6210
February 24, 2003
City of Meridian
Attn: City Council
33 East Idaho
Meridian, Idaho 83642
Re: Havasu Creek Subdivision No. 1 (Responses to Final Plat Comments) FP-03-008
Dear Council Members:
1. The applicant is in agreement.
R~CE~D
FEB 2 5 2003
car DF MERIDIAN
~~G~
2. The applicant will comply with the City pressure irrigation requirements and will make a determination
on ownership and maintenance prior to construction.
3. The applicant will comply.
4. The future right-of--way required along Locust Grove is 35 feet The applicant agrees to provide
a separate lot preserving the area for future roadway improvements. The applicant agrees to
provide additional vegetative cover to the area. However, the applicant is opposed to the shoulder
widening being increased from 4 feet to 10 feet the 4 foot gravel shoulder meets the standards
of ACRD and the applicaat believes the additional sis feet is not needed.
5. The applicant will comply.
6. The landscape plan delineates a paved vehicular/pedestrian access. This will provide access to the
sewer that traverses the common lot and for ACRD to access the storm drainage pond. Please
clarify the problem with what is shown on the landscape plan for Lot 5, Block 8.
7. If the pathway as shown ou the landscape plan is not acceptable then the plan is not approved as
submitted. Please have staff clarify this issue.
8. The final plat will be modified accordingly.
9. The applicant will comply.
10. The applicant will comply.
11. The plans will comply with this requirem1ent. ]~
~nrRs~ aN N
Page 1
12. The understands and will comply.
13. The final plat will be modified accordingly,
14. The applicant will comply.
I5. The applicant understands.
GENRRaL IZFQ TiRi~ FM~NI~
1. A user's ditch is located along the north boundary of phase 1 and is not contiguous. The adjoining
residents in Crestwood Subdivision irrigate from the ditch. It is the desire of the applicant not to
disrupt the residents ability to flood irrigate their property. Therefore, we believe it is not in the
best interest of the adjoining residents (based upon input from the residents) to pipe the user's ditch.
Reference to Crestwood Estates should be added to the final plat since it is a recorded adjoining
development. Please add this as a final plat modification condition.
2. The applicant will comply with the requirement if applicable to this phase.
3. The applicant will comply.
4. The applicant will comply if applicable to this phase.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant's engineer will comply.
8. The applicant will comply.
9. The applicant proposes (4) foot detached sidewalks. Please reference this item in the condition.
Meridian Fire Department
1. The Comcil approved a 33 foot street section within the development. Mr. Silva will not
provide a letter of approval to ACRD for the 33 street section. lie indicates that his preference
is 34, which is not consistent with ACRD. At the original public hearing Mr. Bowers indicated
that a 33 foot section would be acceptable and the Council motion reflected the fact.
Becky Mckay
Page 2