Scottsdale Villas Sub PP 02-029
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 02/25/03
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR SCOTTSDALE VILLAS )
SUBDIVISION FOR 19 SINGLE- )
FAMILY RESIDENCES AND 2 )
COMMON LOTS ON 3.66 ACRES )
LOCATED SOUTH OF FRANKLIN )
ROAD ALONG S.W. 8TH STREET )
AND ALDEN STREET, MERIDIAN, )
IDAHO )
)
BY: PINNACLE ENGINEERS, )
APPLICANT )
)
Case No. PP-02-029
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 February 25, 2003, and David McKinnon Planner II for the Planning and Zoning Department,
and Clint Boyle, appeared and testified, and the City Council having received a report from
David McKinnon Planner II for the Planning and Zoning, and Bruce Freckleton, Engineering
Technician ill, and the City Council having received as part of the record ofthis matter the
recommendation to City Council of the Planning and Zoning Commission and the applicant
having submitted the "PRELIMINARY PLAT OF SCOTTSDALE VILLAS SUBDIVISION, A
RESUBDIVISION OF SCOTTSDALE SUBDMSION BOOK 82 PAGE 8916 A PORTION OF
THE NEl/4 OF THE NWl/4 OF SECTION 13 TOWNSHIP 3 NORTH, RANGE 1 WEST,
BOISE MERIDIAN CITY OF MERIDIAN, ADA COUNTY, IDAHO 2002, SCOTTSDALE
FINDINGS OF F ACf AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDIVISION 1 (PP-02-029) I
VILLAS SUBDIVISION PRELIMINARY PLAT WOLFE COMMERCIAL ENTERPRISES,
L.L.C., HANDWRITTEN DATE: 15 NOV 02, DATE: 11-15-02, DRAWN BY: RGS,
DESIGNEDBY: CLINT BOYLE, CHECKED BY: J.G. CARPENTER, P.E., PROJECT NO.
C026018, SHEET PP-l, WOLFE COMMERCIAL ENTERPRISES, L.L.C.-
OWNERlDEVELOPER, PINNACLE ENGINEERS, INC.", Pinnacle Engineers-Applicant and
Wolfe Commercial Enterprises, LLC-Owner, 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 Amended
Comprehensive Plan by reason ofthe fact that it lies within the existing Urban Area as defined in
the Meridian Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Amended Comprehensive Plan Map, adopted August 6,2002, Resolution No. 02-382, and the
property is presently zoned L-O by Ada County, however, an application for annexation and
zoning to R-15 is before the Council, and requires connection to the Municipal Water and Sewer
System. [Meridian City Code ~ 11-7-2 E]
2. The preliminary plat is in conformance with the Amended Comprehensive Plan
City of Meridian adopted August 6, 2002, Resolution No. 02-382.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDMSION / (pP-02-029) 2
3. It is determined that Urban Services can be made available to accommodate the
proposed development ifthe plat complies with the requirements and conditions 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 requested by the Planning
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 ifbuilt 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.
7. The applicant has submitted for consideration of this approval drawing of the
preliminary plat herein designated as: "PRELIMINARY PLAT OF SCOTTSDALE VILLAS
SUBDIVISION, A RESUBDMSION OF SCOTTSDALE SUBDIVISION BOOK 82 PAGE
8916 A PORTION OF THE NEl/4 OF THE NWl/4 OF SECTION 13 TOWNSHIP 3 NORTH,
RANGE 1 WEST, BOISE MERIDIAN CITY OF MERIDIAN, ADA COUNTY, IDAHO 2002,
SCOTTSDALE VILLAS SUBDIVISION PRELIMINARY PLAT WOLFE COMMERCIAL
ENTERPRISES, L.L.C., HANDWRITTEN DATE: 15 NOV 02, DATE: 11-15-02, DRAWN
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDIVISION I (pP-02-029) 3
BY: RGS, DESIGNEDBY: CLINT BOYLE, CHECKED BY: J.G. CARPENTER, P.E.,
PROJECT NO. C026018, SHEET PP-1, WOLFE COMMERCIAL ENTERPRISES, L.L.C.-
OWNERlDEVELOPER, PINNACLE ENGINEERS, INC."
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code ~ 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 ofthe applicant as evidenced by "PRELIMINARY PLAT
OF SCOTTSDALE VILLAS SUBDMSION, A RESUBDMSION OF SCOTTSDALE
SUBDMSION BOOK 82 PAGE 8916 A PORTION OF THE NE1/4 OF THE NW1/4 OF
SECTION 13 TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN CITY OF
MERIDIAN, ADA COUNTY, IDAHO 2002, SCOTTSDALE VILLAS SUBDIVISION
PRELIMINARY PLAT WOLFE COMMERCIAL ENTERPRISES, L.L.C.,
HANDWRITTEN DATE: 15 NOV 02, DATE: 11-15-02, DRAWN BY: RGS,
DESIGNEDBY: CLINT BOYLE, CHECKED BY: J.G. CARPENTER, P.E., PROJECT NO.
C026018, SHEET PP-1, WOLFE COMMERCIAL ENTERPRISES, L.L.C.-
OWNER/DEVELOPER, PINNACLE ENGINEERS, INC.", Pinnacle Engineers-Applicant
and Wolfe Commercial Enterprises, LLC-Owner, is hereby conditionally approved; and
2, The conditions of approval are as follows to-wit:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDIVISION / (PP-02-029) 4
1. Modify the "Preliminary Plat Findings and Requirements" on page 5 of
the staff report, item "b" to end with the following phrase -"or modifications as
deemed appropriate by the Public Works Department." Which b. now reads as
follows:
b. Staff finds public services (police, fire, water, sewer, etc...) are
available to accommodate the proposed subdivision. Existing
commercial sanitary sewer and water services will need to be abandoned
in accordance with City standards, and new residential sanitary sewer and
water services will need to be extended into the proposed subdivision
lots, or modifications as deemed appropriate by the Public Works.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff
as follows:
SITE SPECIFIC COMMENTS (oreliminarvolat)
1. Sanitary sewer and water service to this site shall be via existing main
lines installed as part of the development of Scottsdale Subdivision (a
commercial subdivision). Applicant will be responsible to abandon the existing
commercial sewer and water services in accordance with City standards, and
install new residential services to each lot or provide modifications as approved
by the Public Works Department. Subdivision designer to coordinate sizing and
routing with the Public Works Department.
2. Portions of S.W. 8th Avenue and W. Alden Drive, within the Scottsdale
Subdivision, are less than five-years old, and therefore may be subject to the Ada
County Highway District's ''No cut Moratorium." Any cuts shall be worked out in
an agreement with ACHD.
3. Any drainage areas (detensionlretension basins) must be desigued to ensure
that water is retained only during 1 OO-year storm events, and for a period of time not
to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1.
4. Add or revise the following note(s) on the face ofthe Plat (Final Plat):
13. Fencing adjacent to the common lots (Lot 4, Block 2 and Lot 7, Block
1) and the micro-path lots shall beno tallerthan4' in height ifsolid fencing
is used.
FINDINGS OF F ACf AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDMSION / (pP-02-029) 5
GENERAL COMMENTS (preliminary plat)
1. A letter of credit or cash surety in the amount of 110% will be required for
all, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature
on the final plat.
2. 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. The ditches to be piped should be shown
on the site plans. 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.
3. Slopes within drainage areas are not to exceed a slope ratio of 3: 1. Submit
compaction test results to the Meridian Building Department for all building pads
within lots receiving engineered backfill.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Construct driveways on SW 8th Avenue and Alden Drive to offset a
minimum of 50-feet from any controlled and/or uncontrolled intersection. All
driveways are to be constructed as curb cut driveways.
2, Pave the driveways to their full-required width (maximum of35-feet) and
to a point 30-feet beyond the edge of pavement ofSW 8th Avenue and Alden
Drive.
3. Said Easement (See Plat Note # 15 of Scottsdale Subdivision) shall be
placed on the plat of Scottsdale Villas Subdivision as delineated on the plat are
covered by a Storm Drainage Easement in favor of the Ada County Highway
District for heavy maintenance of drainage facilities. Said Easement shall remain
free of all encroachments and obstructions (including fences and trees) which
may adversely affect drainage or operation and maintenance of storm water
facilities. Said Easement shall be placed on the plat of Scottsdale Villas
Subdivision.
4. Replace unused curb cuts on SW 8th Avenue and Alden Drive with
standard curb, gutter and 5-foot wide concrete sidewalk to match the existing
improvements.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDIVISION / (pP-02-029) 6
5. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
I. 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 of Idaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to
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.
8. 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.
9. It is the responsibility of the applicant to verify all existing utilities within
the right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. 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-
FINDINGS OF F ACf AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDIVISION / (pP-02-029) 7
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.
11. 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.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. That a fire-flow of! ,000 gallons per minute shall be available for duration of2
hours to service the entire project. Fire hydrants shall be placed an average of 400'
apart. 1997 UFC Appendix ill-A
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
5. All internal roads shall have a minimum radius of 28' inside and 48' outside
radius.
6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1
7. An approved ternporary turn-around is required for any dead-ends over 150',
8. Approved fire department access roads shall be provided for all buildings or
portions of buildings to within 150' of any point on the exterior wall of the first story.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDIVISION I (PP-02-029) 8
E. Adopt the Recommendation of the Nampa & Meridian Irrigation District as
follows:
I. Applicant shall apply for a land use change/site application if storm
drainage is not retained on-site.
F. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage and central water after
written approval from appropriate entities is submitted,
2. 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.
3. Run-off is not to create a mosquito breeding problem,
4. Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water quality.
5. 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.
G. Adopt the Comments of the Meridian Water Department as follows:
1. The project was previously developed for commercial buildings. There is
existing 8 inch service lines stubbed in for commercial hookup.
Residential service lines are typically 1 inch.
H. Adopt the action of the City Council taken at their February 25,2003 meeting as
follows:
1. The Site Plan furnished by the applicant shows three triplexes. In lieu
of a triplex, the applicant may construct two attached residences and
one detached residence wherever the Site Plan shows a triplex.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDIVISION I (pP-02-029) 9
MAYOR ROBERT D. CORRIE
(TIE BREAKER) ~
Copy served upon Applicant, The Planning and Zoning Department, Public Works
By action of the City Council at its regular meeting held on the I! t!:::
day of m.ll/lf'~ ,2003.
,
ROLLCALL
COUNCILMAN BIRD
VOTED*
COUNCILWOMAN deWEERD
VOTED~
COUNCILWOMAN McCANDLESS
VOTED !.fo'-
VOTED ~
COUNCILMAN NARY
VOTED
DepartlJ1ent and City Attorney.
BY~' ,/}~ (j
City Clerk
Dated: J -/2.. -0.:3
Z:\WorklMlMeridianlMeridian 15360MlScot1sdaJe ViII.s Sub RZ-03-002 PP-02-029 CUP-02-045\FfClsOrdPP,doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SCOTTSDALE VILLAS SUBDIVISION I (pP-02-029) 10
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