HomeMy WebLinkAboutMacaile Meadows Subdivision PP-01-006BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 07/03/01
Revised C/C 07/17/01
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR MACAILE
MEADOWS SUBDIVISION,
LOCATED SOUTH OF
FAIRVIEW AND WEST OF
CLOVERDALE, MERIDIAN,
IDAHO
BY: HILLVIEW LAND
DEVELOPMENT, LLC,
APPLICANT
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Case No. PP-01-006
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 June 19, 2001 and continued until June 27, 2001 and July 3, 2001,
and Shari Stiles, Planning and Zoning Administrator, appeared and testified, and
appearing on behalf of the Applicant or in favor of the application were: Gay Dodge
and Mark Butler of Land Consultants, Inc., and appearing in opposition and/or with
comments or concerns were: Holly Turney, Scott Curtis, Amie Hope, Delores Sass,
Cynthia Curtis, Greg Allman, Laurie Hopkins, Andrew Hopkins and Michelle Weiss,
and numerous letters received in opposition of the application and which are on file
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION/(PP-01-006) 1
in the City Clerk's office, and the City Council having received a report from Steve
Siddoway, Planner for Planning and Zoning, and Bruce Frecldeton, 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, MACAILE
MEADOWS SUBDIVISION, PRELIMNARY PLAT FEBRUARY 2001, LOCATED
IN THE NE1/4, SECTION 9, T. 3N., R. 1E., B.M., MERIDIAN, ADA COUNTY,
IDAHO, JOB NO.: 00-044- , SHEET NO. 1, BY: ENGINEERING NORTHWEST,
LLC, HILLVIEW DEVELOPMENT, LLC, 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 § 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 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 Medium Density Residential District
(R-Si, and requires connection to the Municipal Water and Sewer System. [Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION / (PP-01-006)
2
City Code § 11-7-2 D]
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
accommodate the proposed development if the plat complies with the requirements
and ~onditions 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
requksted 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 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.
i 7. The applicant has submitted for consideration of this approval drawing
of the preliminary plat herein designated as: "PRELIMINARY PLAT, MACAILE
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION/(PP-OI-O06)
3
MEADOWS SUBDIVISION, PRELIMNARY PLAT FEBRUARY 2001, LOCATED
IN THE NE1/4, SECTION 9, T. 3N., R. 1E., B.M., MERIDIAN, ADA COUNTY,
IDAHO, JOB NO.: 00-044- , SHEET NO. 1, BY: ENGINEERING NORTHWEST,
LLC HILLVIEW DEVELOPMENT, LLC, DEVELOPER".
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Codd § 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, MACAILE MEADOWS SUBDIVISION, PRELIMNARY PLAT FEBRUARY
2001!, LOCATED IN THE NE1/4, SECTION 9, T. 3N., R. 1E., B.M., MERIDIAN,
ADA COUNTY, IDAHO, JOB NO.: 00-044- , SHEET NO. 1, BY: ENGINEERING
NORTHWEST, LLC, HILLVIEW DEVELOPMENT, LLC, DEVELOPER" is hereby
conditionally approved; and
2. The conditions of approval are as follows to-wit:
Adopt the Planning and Zoning Administrator and Engineering Department
Recommendations as follows:
1. Obtain a letter from the Ada County Street Name Committee,
approving the subdivision and street names. Make any corrections
necessary to conform.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION / (PP-01-006)
4
Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
The subject property is within the Urban Service Planning Area. Due to
the shallow depth of the existing sewer near this proposed subdivision,
three sewering options exist: (1.) via a lift station, (2.) fill the lots up to
6 or 7 feet to achieve gravity flow to the sewer stubs northwest of the
subdivision or, (3.) gravity sewer into Boise City. The applicant
proposes to sewer this subdivision with a lift station located in a
common lot near the southern boundary. The Public Worka
Department has no objections to this proposal if the following
conditions are met:
a. The existing sewer manhole(s) into which the lift station discharges
is retrofitted to protect it from hydrogen sulfide corrosion.
Provision is made for either additional emergency storage in the wet
well, or permanent backup power (generator) is incorporated into the
lift station.
Water service to this site is being proposed via extensions from existing
mains in Westdale Park subdivision to the south. Applicant shall
attempt to obtain off-site easements for additional main looping to the
north. Applicant shall be responsible to construct the water mains to
and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Public Worlcs Department.
Water service to this development is contingent upon positive results
from a hydraulic analysis by our computer model. Flow and pressure
from the existing mains shall be monitored with the Meridian Water
Department. The Water Department further requires that water and
sewer mains shall be located in the proper corridors, in accordance with
the Ada County Utility Coordinating Council Underground Facilities
Standards Manual.
One-hundred-watt, high-pressure sodium streetlights shall 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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION/(PP-01-006)
5
Applicant shall be responsible to construct permanent six-foot-high
perimeter fencing, except where the Planning & Zoning Department has
expressly agreed, in writing, that such fencing is not necessary. Fencing
is to be in place prior to applying for building permits.
Five percent (5%) common open space is required per City Ordinance
12-13-16. Based on the total acreage of 28.59 acres, at least 1.43 acres
of open space is required. The submitted plat shows 1.54 acres of open
space.
A detailed landscape plan for the common areas shall be submitted for
review and approval with the submittal of the final plat. The plan shall
include sizes and species of trees, shrubs, berming/swale details, and all
proposed ground cover/treatment.
A fencing plan, showing types of construction, shall be submitted for
review and approval with the submittal of the final plat.
10.
A letter of credit or cash surety in the amount of 110% shall be required
for all fencing, landscaping, pressurized irrigation, sanitary sewer, water,
etc., prior to signature on the final plat.
11.
Detached sidewalks were discussed with the applicant during the pre-
application meeting. However, no detached sidewalks are shown on the
proposed plat. Applicant shall be required to provide detached sidewalks
along the following common lots: Lot 1 and 38 Block 7, Lot 10 Block 9,
Lots 1 and 17 Block 10, Lot 36 Block 8.
12
In a letter dated 2/12/01, the Southern Idaho Corporation of Seventh
Day Adventist offered to grant a 20~foot wide emergency access
easement from Cloveredale Road through the church property to
Macaile Meadows, and this easement shall be a requirement for this
plat. The easement may be vacated once a second public access to
Macaile Meadows is provided to Cloverdale Road or Fairview Ave. One
lot, most likely Lot 29 Blodc 7 (because it aligns the location of the
proposed easement), shall be shown as unbuildable on the plat until the
second public access is provided. Coordinate design and construction of
the access road within the easement with the Meridian Public Works
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION / (PP-01-006)
6
13.
14.
15.
16.
17.
18.
and Fire Departments. Submit a copy of the executed easement to the
Public Works Department prior to development plan approval. The
access road, to be constructed for both vehicular and emergency access,
shall be constructed prior to issuance of building permits.
Bloclcs 7, 8, and 10 all exceed the lO00-foot maximum block length. A
Variance application to exceed the maximum block length has been
submitted to the Planning & Zoning Department.
In accordance with City Ordinance 12-13-8-1, underground year-round
pressurized irrigation shall be provided to all common landscape areas
on site. Applicant shall be required to utilize any existing surface or well
water for the primary source. If City water is proposed as a secondary
source, developer shall be responsible to pay water assessments for the
common landscaped areas. Applicant shall submit irrigation
performance specifications in compliance with Ordinance 12-13-8-2
when applying for a Final Plat. Applicant has not indicated whether the
pressurized irrigation system within this development is to be owned
and maintained by an association or the Nampa & Meridian irrigation
District. If the system is being proposed as a private system, plans and
specifications for the irrigation system shall be reviewed by the Public
Works Department as part of the development plan review process.
Applicant's engineer shall 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.
Submit any updated soils/groundwater monitoring data collected since
the initial investigation date.
Submit compaction test results to the Meridian Building Department
for any lots impacted by receiving engineered fill material.
If any changes to the plat are required as a result of staff, agency, or
Commission conditions, the plat shall be resubmitted to the
Commission for final review and approval prior to forwarding to the
City Council.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION/(PP-O1-006)
7
19.
All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adiacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be
piped shall be shown on the site plans. Plans shall be approved by the
appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works
Department.
20.
Any existing domestic wells and/or septic systems within this project
shall have to be removed from their domestic service per City Ordinance
Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes
such as landscape irrigation.
21.
Five-foot-wide sidewalks and pedestrian walkways shall be provided in
accordance with City Ordinance Section 12-5-2.K.
22.
All construction traffic related to the development of this subdivision
shall use the Cloverdale Road access road rather than Parkdale Drive.
The Applicant shall install proper signage on Cloverdale Road and
notify all contractors that access to Parkdale Drive is not for
construction purposes.
23.
Add a note to the face of the plat that states no duplex lots shall be
allowed. All lots shall be single family residential.
24.
Add a note to the face of the plat that restricts the houses adjacent to
Crossroads Subdivision No. 6 and No. 7 and adjacent to Westdale Park
Subdivision No. 2 to single story.
25.
Add a note and call-out to the plat designating where the temporary
Cloverdale Road access road shall be constructed and that it is
ingress/egress easement in favor of ACHD.
26.
Revise the plat to show two (2) stub streets to the north property line.
The Preliminary Plat submitted to the City, dated February 2001, only
shows a single stub.
. Adopt the Recommendations of the Ada County Highway District as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION / (PP-O 1-006)
27.
All construction traffic related to the development of this subdivision
shall use the Cloverdale Road access road rather than Parkdale Drive.
The applicant shallinstaI1 proper signage and notify contractors that
access to Parkdale Drive is not for construction purposes.
28. Extend Parkdale Drive into the site as proposed (Option "B").
29.
Construct a connection to Cloverdale Road, prior to development of any
lots, as proposed by the applicant (Option "B"). The access road shall be
24-feet wide with 3-foot gravel shoulders on both sides of the roadway,
and with the appropriate sized borrow ditches. The secondary access
may be constructed on an easement to the District and the easement
shall be wide enough to incorporate the roadway width, gravel shoulders
and borrow ditches (approximately 40 to 45-feet in width).
30. Construct a traffic choicer at the eastside of the Parkdale
Avenue/Driftwood Drive intersection with a minimum bade-to-back
width of 25-feet, as proposed. Coordinate the design and exact location
of the traffic calming with District Traffic Services staff.
3 i. Construct two stub streets to the north property line located between
Lot 28, Block 8, and Lot 2, Block 7, and between Lot 16, Block 7 and
Lot 29, Block 9 as proposed. Install a sign at the termini of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Coordinate the sign plan for the stub streets with District staff.
32.
Unless otherwise approved, construct all public roads within the
subdivision as 36-foot street sections with curb, gutter, and 5-foot wide
concrete sidewalks within 50-feet of right-of-way.
33.
Construct Belfast Bay Place, Mount Hood Place, Stolle Place and
Truckee Place as 33-foot street sections with curb, gutter, and 5-foot
wide concrete sidewalk within 50-feet of right-of-way, as proposed.
34.
Tumarounds shall be constructed to provide a minimum turning radius
of 45-feet. Provide a minimum of a 29-foot street section on either side
of any center islands within the turnarounds. Construct the islands a
minimum of 4-feet wide to total a minimum of a lO0-square foot area.
Dedicate 54-feet of right-of-way plus the additional width of the
median.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION/(PP-01-006)
9
35.
Construct an island on St6nebridge Drive and on English Drive, as
proposed. The roadway around the traffic island shall maintain a
minimum of a 21-foot street section, and the island shall be a minimum
4-feet wide, and maximum 12-feet wide, and sufficient right-of-way shall
be dedicated around the island.
36.
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 shall be required on the final plat.
37.
Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District.
38.
Additionally, Applicant shall comply with all of ACHD's Standard
Requirements within their letter dated June 4, 2001.
Additional requirements of the Planning and Zoning Commission are as
follows:
39.
Should the neighboring homeowners get 80% of the neighbors to sign a
petition for speed bumps, the Planning and Zoning Commission and
City Council recommend that ACHD install them on E. Driftwood,
between N. Parkdale Ave and N. Cloverdale Rd.
40. The chokers shall be landscaped.
41.
That access road shall also be paved, striped and signed appropriately on
Cloverdale Road.
42.
The entrance to Parkdale Street shall be barricaded during infrastructure
construction. The barricade shall be removed prior to the first building
permit being issued.
43.
The applicant shall comply with the Boise Sign Ordinance in placing a
sign on the Cloverdale Road entrance.
44.
Homes on the south side of Macaile Meadows shall be a maximum of
one story in height.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION / (PP-01-006)
10
45. No sign shall be placed on Parkdale until construction begins on the
homes.
Adopt the Recommendations of the Central District Health Department as
folloWs:
~ 46. The Applicant's central sewage and central water plans shall be
~ submitted to and approved by the Idaho Department of Health &
i Welfare, Division of Environmental Quality.
47. Run-off is not to create a mosquito breeding problem.
48. Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
49. 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.
Adopt the Recommendations of the Meridian Fire Department as follows:
50. All common lots shall be kept clear of trash and weeds.
51. Streets and roads shall be constructed before building is started.
52. Street name signs shall be installed before building is started.
53. With only one entrance into this subdivision from Drivtwood and
Cloverdale, Merdiian Fire Department would have to travel four (4)
miles from the closest fire station.
54. Meridian Fire Department would have to travel to Cloverdale Road
which is in Boise fire Department's area, then back into the City of
Meridian's area to reach this subdivision.
55. There shall be no parking of vehicles, trailers and equipment in the cul-
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION / (PP-01-006)
11
de-sac.
Adopt the Recommendations of the Nampa & Meridian Irrigation District:
56.
All laterals and waste ways shall protected. M1 municipal surface
drainage shall be retained on site. If any surface drainage leaves the site,
the Nampa & Meridian Irrigation District shall review drainage plans.
The developer shall comply with Idaho Code 31-3805. Irrigation water
shall be made available to all developments within the Nampa &
Meridian Irrigation District.
Adopt the Recommendations of the Meridian Water Department as follows:
57.
Water and sewer mains shall be located in the proper corridors and in
accordance with the Ada County Utility Coordinating Council
Underground Facilities Standards Manual.
Adopt the Recommendations of the Meridian Police Department as follows:
58.
The subdivision would have to be serviced by any emergency vehicle(s)
by entering the development from the Boise City limits.
Additionally, the Applicant shall be required to comply with the City
Council's action taken at their Tuesday, July 3, 2001 meeting as follows:
59.
Applicant requested development of 115 building lots and 15 other
lots for proposed Macaile Meado~vs Subdivision, but presently only 60
building permits may be obtained until access both to Cloverdale on
the northeast and Pine Avenue on the south have been made available.
60. That recommendation shall be presented to te Ada County Highway
District that speed bumps shall be required on Driftwood if 80% of
the homeowner's on Driftwood agree to the speed bumps.
By action--~- ,~°f the City Council at its regular meeting held on the /7~
dayof ,2o01.
ROLL CALL
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION / (PP-01-006)
12
COUNCILMAN ANDERSON
COUNCILMAN BIRD
COUNCILWOMAN deWEERD
COUNCILWOMAN McCANDLESS
VOTED
VOTED
VOTED_~,~
VOTED
MAYOR ROBERT D. CORRIE VOTED
(TIE BREAKER) 7-I 7-g2!
Copy served upon Applicant, The Planning and
Public Works Department and City Attorney.
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
MACAILE MEADOWS SUBDIVISION / (PP-01-006)
13