HomeMy WebLinkAboutHavasu Creek No 3 FP OrderBEFORE THE MERIDIAN CITY COUNCIL
C/C 04/01/03
IN THE MATTER OF THE
APPLICATION OF HAVASU
CREEK, LLC FOR APPROVAL OF
FINAL PLAT FOR HAVASU
CREEK SUBDIVISION N0.3,
LOCATED WEST OF LOCUST
GROVE ROAD AND SOUTH OF
McMILLAN ROAD, MERH)IAN,
IDAHO
CASE NO. FP-03-016
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 April 1, 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 Brad Hawkins-Clark Interim Planning Director
for the Planning and Zoning Deparhnent, and Justin Martin, 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. 3" as evidenced in
Plat bearing: "PLAT OF HAVASU CREEK SUBDIVISION N0.3, A PORTION OF THE NE
%4 OF SECTION 31, T.4N., R.IE., B.M., MERIDIAN, ADA COUNTY, IDAHO 2003, 30203-
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HAVASU CREEK SUBDIVISION N0.3 / (FP-03-016) - 1
PLT.DWG MEW 03/03/03, SHEET 1 OF 2, HANDWRITTEN DATE: 3/4/3, HAVASU
CREEK, 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 April 1, 2003, listing 9 General Requirements and 12
Site Specific Requirements, a true and correct copy of which is attached hereto marked Exhibit
"A", and consisting of three pages, and by this reference incorporated herein, and the additional
requirements from the action of the Council taken at their April 1, 2003 meeting as follows, to-
wit:
1.1 Comply with the Meridian Fire Department's requirements as
follows:
1. The project which is 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. 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. The proposed fire hydrant
locations will be submitted to the Public Works for plan
review.
All roads and fire lanes shall have a turning radius of 28'
inside and 48' outside.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HAVASU CREEK SUBDMSION N0.3 / (FP-03-016) - 2
6. Insure that all yet undeveloped parcels are maintained free
of combustible vegetation per section 1103.2.4 of the
Uniform Fire Code.
1.2 Comply with the Central District Health Department's
requirements as follows:
The Central District Health Deparhnent requires afrer 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
stonnwater 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:
1. 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 HAVASU CREEK SUBDNISION NO. 3 / (FP-03-016) - 3
guaranteeing the completion of off-site and required on-site
improvements.
By action of the City Council at its regular meeting held on the ( ~ day of
i Iy~.~.C/ , 2003.
City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney.
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HAVASU CREEK SUBDIVISION NO. 3 / (FP-03-016) - 4
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
Robert D. Come
CITY OF MERIDIAN (206) 466-9272 ~ Fax 466-4405
CITY COUNCIL MEMBERS PUBLIC WORKS
33 EAST IDAH(7 BUILDING DEPARTMENT
William L.M. Nary (208) 887-2211 ~ Fax 887-1297
Keith sird ~ MERIDIAN, IDAHO 83642
Tammy deWeerd (208) 888-4433 ~ FAX (208) 887-4813 PLANNING AND ZONING
City Clerk Oftice Fax (208) 886-4216 DEPARTMENT
Cherie McCandless (206) 684-5533 ~ FAX 888-6854
MEMORANDUM:
To: Mayor & City Council
From: Bruce Freckleton, Engineering Tech III
David McKinnon, Planner II
Re: HAVASU CREEK SUBDIVISION N0.3
April 1; 2003
• Request for a Final Plat Approval of Havasu Creek Subdivision No. 3, Consisting of
Thirty-One (31) Building Lots and Three (3) Other Lots on 8.72 Acres in an R-4 Zone
by Havasu Creek, LLC (File No. FP 03-016).
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 SUMMARY & LOCATION
This is the third phase of the Havasu Creek Subdivision, located on the west side of N. Locust Grove
Road, approximately '/4 mile south of McMillan Road. This phase of the subdivision includes 31 single
family building lots and 2 "other" (landscaping and drainage) lots. The gross density of Phase 3 is
approximately 3.59 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.
SITE SPECIFIC REQUIREMENTS
Applicant shall meet all terms of the approved Preliminary Plat (PP-02-019), Conditional Use
Permit (CUP-02-028 and the recorded Development Agreement.
2. The applicant has indicated that the pressurized irrigation system within this development is to
be owned and maintained by Settlers Irrigation District. 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, asingle-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.
EXHIDIT "A" 1 of 3
Mayor and Council
April 1, 2003
Page 2
3. Street signs aze 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. 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.
4. Fencing within 20 feet of all public right of ways shall be no taller than 3 feet in height if solid
fencing material is used.
5. The Landscape Plan, dated 3-03-03, prepared by Harvest Design, is approved as submitted.
6. Modify or add the following plat notes in the manner noted below:
• Please delete note number five (5) on the face of the Plat. It is contradicted by note
number fourteen (14).
• Add a note to the face of the plat restricting fencing adjacent to the pathways on Lot
15, Block 11, and Lots 6 and 14, to being no more than 4' in height if solid fencing
material is used, per MCC 12-13-15-09.
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.
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.
9. 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 azeas shall not exceed 3:1.
10. The developer shall be responsible for the containment of construction debris within the
subdivision.
11. Graphically depict five-Foot-wide easements for public utilities, drainage, and irrigation along
the eastern boundary of Lot 2, Block 12, and Lot 22, Block 11, the southern boundary of Lot
1, Block 13, and the western boundary of Lot 21, Block 12. As these lot lines will be side
lot lines against future phases of this development.
12. 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.
EXHIBIT "A" 2 OF 3
Mayor and Council
April 1, 2003
Page 3
GENERAL REQUIREMENTS
1. All irrigation ditches, laterals or canals, exclusive of natural waterways, (excluding the users
ditch located north of the proposed subdivision, located within Crestwood Estates),
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 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. 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 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 Idaho Power
Company. Street light contractor to obtain design and permit from the Public Works
Deparhnent 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. 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.
7. 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
nonnal groundwater elevation.
8. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the
Public Works Department.
9. Provide s idewalks i n accordance w ith M CC 12-13-18-10-8. S idewalks a re t o p rovide a c Lear
walkway without encroachment of mailbox structures.
EXHIBIT "A" 3 OF 3