HomeMy WebLinkAboutFindings HUB OFTREASURE VAI.I.F'Y
MAYOR A GOOd Place t0 I1Ve - LEGAL DEPARTMENT
Robert D. Corse
CITY OF MERIDI~~N (208) 288-2499 • Fag 288-2501
~~ cOUNCU, MEMBERS PUBLtc WORKS
Ron Anderson 33 EAST IDAHO BUILDING DEPARTMENT
(208) 887-2211 • Fag 887-1297
Keith Bard MERIDIAN, IDAHO 83642
Tammy deWeerd (208) 888-4433 • FAX (208) 887-4813 PLANNING AND ZONING
City Clerk Office Fag (208) 888218 DEPARTMENT
Cherie McCandless (208) 884-5533 ~ FAX 888-6854
MEMORANDUM: December 7, 2000
To: Planning & Zoning Commission/Mayor & City Council ~ `~'C'
~ ~
From: Bruce Freckleto Senior En ineerin Technician O • FC 0 ~~~
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Brad Hawkins-Clark, Planner ~~ rt„y ~'~1~ ~~~~
Re: Request for Preliminary Plat of 16.4 Acres for 32 Lots by Gem Star Pro ~~~' or
Proposed Autumn Faire #2 Subdivision in an R-4 Zone. (File# PP-00-023
We have reviewed this submittal and offer the following comments, as conditions of the
application. These conditions shall be considered in full, unless expressly modified or deleted
by motion of the Meridian City Council:
APPLICATION SUMMARY /BACKGROUND
This application proposes to plat the southern-most 16.4 acres of the Autumn Faire annexation of
a 100 acre pazcel, approved by the P&Z Commission on 5-9-00. The 74+ acres north of the Sky
Pilot Drain making up the balance of the 100-acre annexation was approved at the same time (5-
9-00) and platted as Autumn Faire Subdivision # 1. The City Council approved the Findings of
Fact and Conclusions of Law for both the annexation and preliminary plat of Autumn Faire #1
on 9-19-00, but the annexation ordinance and Development Agreemexrt aze still pending approval
(as of I2-4-00). There aze 30 residential lots and two (2) common Lots proposed in Autumn Faire
#2. The average lot size is 10,325 s.f. at a gross density of 1.8 dwelling units per acre and a net
density of 4.2 d.u./acre. The plat includes a 6.89 pazk site to be dedicated to the City in the future
as well as a lazge azea in the SW corner that is not sewerable at this time.
The Council-approved Findings for the annexation of Autumn Faire #1 require that the pazk site
in the subject plat be developed with Phases #4 and #5 of Autumn Faire #1 (when the stub road,
sewer and water aze extended). The Findings also state that all phases of Autumn Faire #1 will be
completed by the end of three (3) years from the approval of the preliminary plat, which would
be approximately May 2003.
LOCATION
The property is generally located south of the Sky Pilot Drain and north of Turnberry Crossing
Subdivision, on the west side of Black Cat Road. It is designated asSingle-family Residential in
the Comprehensive Plan.
SURROUNDING PROPERTIES
North -Autumn Faire Subdivision #1 (still pending final approval), zoned R-4.
PP-00-023 Autumn Faire 2.pp
Mayor, Council and P&~
December 7, 2000
Page 2
South -Bordering at the SW corner is a 51-acre, Ada County parcel currently in agricultural use
and proposed as Springdale Subdivision (currently before the Commission). Also, approximately
1,075 feet of Turnberry Subdivision borders the parcel (zoned R-4 in Meridian). Six single-
family lots in Turnberry abut this boundary, ranging from 8,190 s.f. to 10,760 s.f. in lot size.
There is an existing solid wood fence along this entire shared boundary.
East -One single-family residence on approximately 2.6 acres, caned RT in Ada County;
Ashford Greens Subdivision, zoned R-4 in Meridian, is directly across Black Cat.
West -Several large, unplatted parcels currently being used for agriculture, zoned R-T in Ada
County.
CURRENT OWNERS OF RECORD
Langley Farms Limited Partnership, represented by Dean Langley and Stella McNealy, is the
current property owner and has submitted consent to Gem Star for the application.
SITE SPECIFIC REQUIREMENTS
1. No Final Plat application for any portion of the subject Preliminary Plat will be accepted
by the City until the annexation ordinance for Autumn Faire is adopted by City Council
and the Development Agreement required by the annexation ordinance is signed by both
parties and recorded.
2. Sanitary sewer service to this site will be via extensions from mains being proposed in
the Autumn Faire Subdivision. All lots can be provided service with the exception of Lot
28, Block 14. Sanitary restrictions shall remain in force on this lot until such time as
service can be provided from a future main to the west. designer to coordinate main
sizing and routing with the Public Works Department. Sewer manholes are to be
provided to keep the sewer lines on the south and west sides of the centerline.
3. Water service to this site will be via extensions from existing mains being propose in the
Autumn Faire Subdivision. Applicant will be responsible to construct the water mains to
and through this proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. Water service to this development is
contingent upon the timing of being able to obtain the Land for, and put into serve a future
well within Autumn Faire Subdivision . Flow and pressure from the existing mains
should be monitored with the Meridian Water Department.
4. Underground year-round pressurized irrigation must be provided to all landscape areas on
site, including the park lot. Please submit hook-up and design details based on the
proposed landscaping. Due to the size of landscaped area, primary water supply
connection to the City's mains will not be allowed. 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 entire
common open area.
5. Applicant has indicated in Note #5 on the preliminary plat face that the pressurized
irrigation system within this development is to be owned and maintained by the Nampa &
PP-00-023 Autumn Faire 2.pp
Mayor, Council and P&~
December 7, 2000
Page 3
Meridian 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
assessme~s for the common areas prior to signature on the final plat by the Meridian
City Engineer. If City water is proposed as a secondary source, developer shall be
responsible to pay water assessments for the entire common open area.
6. B~11 Henson of the Nampa Meridian Irrigation District, in his 11-14-00 letter to the City,
states that the Sky Pilot Drain has a 100-foot easement, 50 feet from the center line. The
Applicant is proposing (and Ordinance requires) to pipe this drain underground. A
pedestrian pathway is being constructed on the north side of the drain in Autumn Faire
# 1. The drain's centerline is not clearly delineated on the plat, but it appears that
substantial portions of residential lots in Block 15 on the north side of N. O'Conner
Avenue are within said easement. Prior to signature on the Final Plat, submit a copy of an
encroachment agreement with NMID approving this encroachment into the NMID
easement. If the encroachment easement can't be obtained, the northerly boundary of
these lots shall be set at the easement line.
7. Once the Black Cat Sanitary Sewer Trunk fee is established and approved by Council,
such fees shall be applied to each building permit issued in this development. The current
estimated fee is $1,500 per lot.
8. All lots within this development shall be subject to the applicable latecomers fees on the
existing Ashford Greens sanitary sewer lift station and water main extension. Payment of
all applicable latecomers fees for this subdivision shall be required prior to signature on
the final plat.
9. Lots 18-20, Block 15 and Lot 4, Block 17 do not appear to meet the minimum street
frontage for R-4 lots. Applicant must revise the plat to meet the minimum 80-foot
standard.
10. A note shall be added to the plat stating that this subdivision is subject to the terms of the
Right to Farm Act pertaining to adjacent agricultural parcels.
1 L Six-foot-high, solid, perimeter fencing shall be required along the full southern boundary
of the subdivision. Submit detailed fencing plans for review and approval with submittal
of the Final Plat. All required fencing is to be in place prior to issuance of building
permits. A letter of credit or cash will be required for these fences prior to signature on
the final plat.
12. Item #8 of R Scott Stanfield's 9-1-00 letter to Brad Hawkins-Clark states that Lot 28,
Block 14 is an area that currently cannot be served with sanitary sewer and is designed to
drain into the future McDermott Trunk. This trunk line is proposed by Gem Star to be
buih to serve the Springdale Subdivision to the west. While Lot 28 is not developable at
PP-00-023 Autumn Faire 2.pp
Mayor, Council and PBr~
December 7, 2000
Page 4
this time, the Applicant is proposing to extend Morning Side Way with residential lots in
the future. Since the timeframe for serviceability of Lot 28 is unknown at this time and
until the park site is improved, Staff recommends this lot simply be r~intained free of
weeds over 8-inches in height. Should the park site develop before the McDermott Trunk
is buih, Applicant should consider planting some or all of this area in grass to
compliment the pazk design.
13. When Morning Side Way is extended and lots are built along the south property line,
Block 17 will exceed the maximum 1,000 foot block length. Therefore, Staff
recommends that Willow Side Avenue be extended straight across Morning Side Way
and stub to the south property line. This would provide the most logical point of future
connection to future development to the south.
14. There are no lots designated on the plat as storm retention areas. Applicant must provide
details on how stormwater runoff will be treated and contained.
15. ACRD is recommending a vehicular connection be provided to the 1-acre pazcel abutting
the north side of Block 1. It is not arequirement - only a recommendation. They are also
requiring Stella Court be extended across Clearwater Way and stubbed to the 2.7 acre
parcel south of the site. Staff supports both of these recommendations.
16. Sweetwood Avenue exceeds the City's maximum block length of 1,000 feet. Applicant
must either submit a Variance application for the block length or modify the plat. Staff
recommends McNealy Street to the east be extended across Eveningside Avenue and
across Block 10 to improve the interconnectivity of these blocks and to reduce the block
length.
17. Please provide a minimum 1,400 squaze building footprint plan, with a double car garage,
for Lot 9, Block 18, said footprint shall conform to the building setback requirements of
20' front, 15' rear, 5'lstory on the side.
GENERAL REQUIREMENTS
1. Submit letter from the Ada County Street Name Committee, approving the subdivision
and street names with the final plat application. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. Provide five-foot-wide sidewalks in accordance with City Ordinance 12-5-2.K.
4. All construction shall conform to the requirements of the Americans with Disabilities
Act.
PP-00-023 Autumn Faire 2.pp
Mayor, Council and P&~
December 7, 2004
Page 5
5. Any existing irrigation/drainage ditches crossing the property to be included in this
project shall be tiled per City Ordinance No. 12-4-13, except as provided for under site
specific requirements. The ditches to be piped should be shown on the site plans. Plans
will need to be approved by the appropriate irrigation/drainage district, with written
confirmation of said approval submitted to the Public Works Department.
6. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance. Wells may be used for non-
domestic purposes such as landscape irrigation.
7. Two-hundred-fifty 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.
8. Indicate on the final plat map any FEMA Flood Plains affecting the area being platted,
and detail plans for reducing or eliminating the boundary.
PP-00-023 Autumn Faire 2.pp
January 2, 2001
MERIDIAN PLANNING 8~ ZONING MEETING January 4, 2001
P P 00-023
APPLICANT Gem Star Properties ITEM NO. 5
REQUEST Preliminary Plat Approval of 30 building lots and 2 other lots on 16.4 acres in an R-4
zone for Autumn Faire Subdivision No. 2
Black Cat Road and Cherry Lane ~l
AGENCY COMMENTS r~ f ~(/~ -
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CITY CLERK: C.T' `r
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CITY ENGINEER: See attached comments ~,~; \ ^ .~,<
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CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE, INC:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
See attached comments
~~a~___
Public safety concerns
See attached comments ~'
No remarks
No comment
No comment
~D,m ~ ~f" ~ w.
See attached comments
ADA COUNTY HIGHWAY DISTRICT: See attached comments
CENTRAL DISTRICT HEALTH: See attached comments
NAMPA MERIDIAN IRRIGATION: See attached comments
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER: See attached Subdivision Evaluation
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Contacted: ~~if1.~ , l'~ ~~ j'~ M Date: I ~ ~ ~U I Phone:
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Materials presented at pubNc meetings shall become properly of the CHy of Meridian.
January 26, 2001
MERIDIAN PLANNING 8~ ZONING MEETING February 1, 2001
UP
APPLICANT Gem Star Properties ITEM No. 9
REQUEST Preliminary Plat approval of 30 building lots and 2 other lots on 16.4 acres in an
R-4 zone for proposed Autumn Faire No. 2
E~ist of Black Cat and south of Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER: See attached
COMMENTS
See previous item packet
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Contacted: ~ ~,~~~~~ Date: ~~ , ~~` Phone: ~S~~~S~
Maferlals presented of public meetings shall become property of the Clfy of Meridian.
February 23, 2001 PP 00-023
MERIDIAN PLANNING i~ ZONING MEETING March 1, 2001
APPLICANT Gemstar Properties, LLC ITEM NO. 3
REQUEST Request for Preliminary Plat approval of 30 building lofts and 2 other lots on 16.4
acres in an R-4 zone for proposed Autumn Faire Subdivision No. 2 -- east of Black Cat Road and
south of Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
see previous item packet
CGn~i~,~u. -~ Sri ( 1~1, zoos
~~
OTHER: see attached revised plats
Contacted: ~(' G~ ~l (`~~ p ~~ Date: Phone: L1~jy -G2~
Materials presented of public meetings shall become prolherty of the City of Merldlan.
April 16, 2001
P P 00-023
MERIDIAN PLANNING 8, ZONING MEETING April 19, 2001
APPLICANT Gemstar Properties, LLC ITEM NO. y
REQUEST Continued Public Hearing -- Request for Preliminary Plat approval of 30 building lots
and 2 other lots on 16.4 acres in an R-4 zone for proposed Autumn Faire Subdivision No. 2 -- east
of Black Cat Road and south of Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
•
COMMENTS
See previous Item Packet
+~ ~~ ~
OTHER: See Evaluation Sheet
Contacted: ~~~}~ m-~~ Q ~ [`~ , Date: Phone: l~rjl~ - (j2.5L,0
Materials presented at public meetings shall become property of the City of Meridian.
i •'
May 14, 2001 PP 00-023
MERIDIAN PLANNING 8~ ZONING MEETING May 17, 2001
APPLICANT Gemstar Properties, LLC ITEM NO.
REQUEST Continued Public Hearing -- Request for Preliminary Plat approval of 30 building lots
and 2 other lots on 16.4 acres in an R-4 zone for proposed Autumn Faire Subdivision No. 2 -- east
of Black Cat Road and south of Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
See previous Item Packet
~I
~ ~.7!'
OTHER: See Evaluation Sheet
Contacted: ~r('~}-~ ~~]nr~iel~ Date: ~ Phone: ^~~~ -~~~ e
Materlcls presented at public meetings shall become properly of the City of Meridian.
~J
June 18, 2001 PP 00-023
MERIDIAN PLANNING 8~ ZONING MEETING June 21, 2001
APPLICANT Gemstar Properties, LLC ITEM NO. 4
REQUEST Continued Public Hearing from May 17, 2001 -- Request for Preliminary Plat approval
of 30 building lots and 2 other lots on 16.4 acres in an R-4 zone for proposed Autumn Faire
Subdivision -- east of North Black Cat Road and south of West Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
See previous Item Packet
P~"- ~ ~
~~~~'
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~~ ~
OTHER: See attached evaluation sheet
Contacted: S ~.Q~. ~ (~ ~ fz ~ ~ , Date: ~~ I R Phone: y~5y , O 2.5 L0
Materials preaeMed at pubNc meetings shop become prtop~ert-y~of-the Cqy of Meridian.
MAYOR
Robert D. Coirie
CITY COUNCIL MF.MRRRS
Ron Anderson
Keith Bud
Tammy deWeetd
Cliecie McCandless
MEMORANDUM:
S HUB OFTREASURE VALLEY
A Good Place to live -
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 • FAX (208) 887-4813
City Cledc Office Fan (208) 888-4218
PI pn n try+~ri~n~
OC~o~ocr -Q~ ~C~C51
-~em No. 4
DEPARTMENT
(208) 884-5533 • FAX 888-6854
October 16, 2001
RECEI~TED
To: Planning & Zoning Commission /Mayor & City Council
From: Bruce Freckleton, Senior Engineering Technician ~ Cit
Brad Hawkins-Clark, Planner y of Meridian
~~°~ City Clerk Office
Re: AMENDED COMMENTS FOR: Request for Preliminary Plat of 16.4 Acres for 32
Lots by Gem Star Properties for Proposed Autumn Faire Crossing Subdivision in
an R-4 Zone. (File# PP, -00-023)
We have reviewed this submittal and offer the following comments, as conditions of the
application. These conditions shall be considered in full unless expressly modified or deleted
by motion of the Meridian City Council:
APPLICATION UPDATE
This memo updates the original staff report for the subject project (originally named Autumn
Faire No. 2), dated 12-7-00, and the amended staff report, dated 1-29-01. A revised preliminary
plat was submitted to the P&Z Commission at the 9-20-01 meeting. At that meeting, Staff
requested additional time to review the revised plat. The Application Summary, Surrounding
Properties, Property Ownership and General Comment sections from the 12-7-00 staff report
remain unchanged. However, ALL Site Specific Requugments from the 12-7-00 and, 1-29-01
reports are now null and void and should be replaced with the revised comments below lseveral
of which are duplicates of previous reports but are consolidated with, our revised conditions).
[The Council-approved Findings for the annexation of Autumn Faire #1 require that the park site
in the subject plat be developed with Phases #4 and #5 of Autumn Faire #1 (when the stub road,
sewer and water are extended). The Findings also state that all phases of Autumn Faire #1 will be
completed by the end of three (3) years from the approval of the preliminary plat, which would
be approximately May 2003.]
MODIFICATIONS TO ORIGINAL PRELIlVIINARY PLAT
Two significant modifications were made to the previous plat submittal, resulting in the plat
before you (revision date of 9/27/01). First, twelve (12) lots have been added along the south and
west boundaries of the subdivision. The plat contains the same number of buildable lots (30), but
the density has been reduced through increased lot sizes. Second, Morning Side Way now
terminates in a cul-de-sac at its east terminus instead of connecting through to O'Conner Ave.
PP-00-023 Autumn Faire Crosaing.pp
Mayor, Council and P&~ •
October 16, 2001
Page 2
REVISED PRELIlVIINARY PLAT SITE SPECIFIC REQUIREMENTS
1. Applicant shall provide a new net density calculation under the "Development Data"
section on the face of the preliminary plat. The gross density remains the same as the orig
final plat, but it appears the net density will change from the original plat submission.
2. No street name is shown for the north-south local along the west side of the city park lot
that stubs to the west boundary. Submit a revised Preliminary Plat prior to the City
Council meeting showing a street name for this street. Submit letter from the Ada County
Street Name Committee, approving a street name for this street with the final plat
application.
3. The Sky Pilot Drain has a 100-foot wide easement, 50 feet from the center line. The
Ordinance requires to pipe this drain underground. A pedestrian pathway is being
constructed on the north side of the drain in Autumn Faire #1. The drain's centerline is
not clearly delineated on the plat, but it appears that portions of residential lots in Block 1
on the north side of N. O'Conner Avenue are within said easement. Prior to the City
Council hearing on the subject Preliminary Plat, submit a copy of an encroachment
agreement with NMID approving this encroachment, or reconfigure the lots to the edge
of the easement line if the encroachment is not allowed for the entire 50-feet. If the latter
is the case, create a common area lot covering the balance of the easement width.
4. An encroachment agreement shall also be submitted prior to the City Council hearing on
the Preliminary Plat for the Safford Lateral, which effects six (6) residential lots in
Blocks 2 and 3. To date, the only reference NMID has made to the Safford is in Mr.
Henson's 11-4-00 letter that states that "all right-of--way must be protected." Prior to the
City Council hearing on the subject Preliminary Plat, submit a copy of an encroachment
agreement with NMID approving this encroachment, or reconfigure the lots to the edge
of the easement line if the encroachment is not allowed for the entire 30-feet. If the latter
is the case, create a common area lot covering the balance of the easement width.
5. There are two (2) residential lots directly south of the city park lot, numbered Lots 1 and
2, Block 2. However, they are shown as a stand-along block with stub streets on both
ends. Applicant shall clarify if these lots are intended to be a separate block or part of
Block 2. Staff recommends the stub street shown on the east side of Lot 2, Block 2 be
removed to create a contiguous block with Block 2.
6. A detailed landscape plan for Lot 6, Block 4 (the multi-use drainage lot) shall be
submitted for review and approval with the Final Plat application. Applicant should
clarify for the P&Z Commission conceptually how this lot will be landscaped.
7. Add a new note to the plat stating that Lot 6, Block 4 is anon-buildable lot to be owned
and maintained by the homeowner's association and other pertinent public notes.
PP-00-023 Autumn Faire Crossing.pp
Mayor, Council and P&~
October 16, 2001
Page 3
8. The developer and/or the Autumn Faire Crossing Homeowner's Association shall take
full responsibility for any future costs and handling any complaints that may result from
the temporary lift station located on Lot 6, Block 4. It is possible that this station may
generate an odor, noise or other nuisance and the City of Meridian shall not be
responsible for any such nuisance complaints.
9. Applicant shall re-submit a copy of the subject revised Preliminary Plat to the Ada
County Highway District for their review and comment, particularly the addition of the
new local street along the west boundary. Should ACHD's comments result in any
modification to the plat as presented to the City of Meridian, the Applicant must re-
submit arevised Preliminary Plat showing the ACRD-required changes.
10. The un-named street along the west boundary of the park is stubbed to the west property
line at a fairly acute angle. Ordinance 12-4-2.E.1. requires that streets intersect at 90°
angles, and not less than 70°. While this can be accomplished in this location, it will
create an odd intersection, especially at the entrance to a new subdivision. Applicant shall
respond to this concern at the P&Z Commission hearing and provide any additional
details about how this intersection may be designed.
11. Please remove the "optional Sewer Route" crossing the park lot.
12. The temporary lift station shall be designed to the City of Meridian's standards and
specifications. The developer and/or hgmeowner's association shall retain ownership and
maintenance responsibilities of the lift station. The developer may enter into an operation
and maintenance agreement with the City of Meridian. Applicant will be responsible to
construct lateral sewer mains to and through this proposed development. Subdivision
designer to coordinate main sizing and routing with the Public Works Department. Black
Cat trunk development fee of $1,500.00 per dwelling unit shall be assessed against this
development. Payment of the trunk development fee is required prior to signature on the
final plat map by the City Engineer.
13. Water service to this site will be via extensions from existing mains being propose in the
Autumn Faire Subdivision. Applicant will be responsible to construct the water mains to
and through this proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. Water service to this development is
contingent upon the timing of being able to obtain the land for, and put into serve a future
well within Autumn Faire Subdivision . Flow and pressure from the existing mains
should be monitored with the Meridian Water Department.
14. Underground year-round pressurized irrigation must be provided to all landscape areas on
site, including the park lot. Please submit hook-up and design details based on the
proposed landscaping. Due to the size of landscaped area, primary water supply
connection to the City's mains will not be allowed. Applicant shall be required to utilize
any existing surface or well water for the primary source. If City water is proposed as a
PP-00-023 Autumn Faire Crossing.pp
Mayor, Council and P&~
October 16, 2001
Page 4
secondary source, developer shall be responsible to pay water assessments for the entire
common open azea.
15. Applicant has indicated in Note #5 on the preliminary plat face that the pressurized
irrigation system within this development is to be owned and maintained by the Nampa &
Meridian Irrigation District. The City of Meridian requires that pressurized irrigation
systems be supplied by a yeaz-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 azeas prior to signature on the final plat by the Meridian
City Engineer. If City water is proposed as a secondary source, developer shall be
responsible to pay water assessments for the entire common open azea.
16. All lots within this development shall be subject to the applicable latecomers fees on the
existing Ashford Greens sanitary sewer lift station and water main extension. Payment of
all applicable latecomers fees for this subdivision shall be required prior to signature on
the final plat.
17. A note shall be added to the plat stating that this subdivision is subject to the terms of the
Right to Fazm Act pertaining to adjacent agricultural pazcels.
18. Six-foot-high, solid, perimeter subdivision fencing shall be required, unless agree to
otherwise in writing by the Planning Department. Applicant shall also coordinate with the
Meridian Pazks Department regazding the type of and responsible party to constntct the
fencing along the south boundary of Lot 3, Block 4, adjacent to the pazk. Submit detailed
fencing plans for review and approval with submittal of the Final Plat, incorporating the
Pazk Department's requirements. All required fencing is to be in place prior to issuance
of building permits. A letter of credit or cash will be required for these fences prior to
signature on the final plat.
PP-00-023 Autumn Faire Cmssing.pp
August 13, 2001
P P 00-023
MERIDIAN PLANNING 8~ ZONING MEETING August 16, 2001
APPLICANT Gemstar Properties, LLC ITEM NO. 4
REQUEST Continued Public Hearing from June 21, 2001 -- Request for Preliminary Plat approval
of 30 building lots and 2 other lots on 16.4 acres in an R-4 zone for proposed Autumn Faire
Subdivision -- east of North Black Cat Rood and south of West Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
See previous Item Packets
Con~nUe P) -~ ~
Sep~C-m1f_~e~ 2~ - Z~Q~
~» ~ ~ ~
See attached comments
OTHER: See attached letter from Scott Stanfield
Contacted: sC6~' S~[~t"1i f P~ d L.~. Date: ~'~ Phone: ~~~ - a2rJ~..O
Materials presented at pubtlc meetings shall become property of the Criy of Meridian.
•
September 17, 2001
P P 00-023
MERIDIAN PLANNING 8~ ZONING MEETING September 20, 2001
APPLICANT Gemstar Properties, LLC ITEM NO. 4
REQUEST Continued Public Hearing from August 16, 2001 -- Request for Preliminary Plat
approval of 30 building lots and 2 other lots on 16.4 acres in an R-4 zone for proposed Autumn
Faire Subdivision -east of North Black Cat Road and south of West Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
•
COMMENTS
ec~-~ ~~~ ~ ~ ~ ~v c~c_-~e~ i ~ , ~~ ~
~~- ~
OTHER: See attached letter from Earl and Associates, Inc.
Contacted: S(~j{} ,~'t~ln-Fy ~d ~..M , Date: Phone: yCj~-{ - Q 25~p
Materials presented at public meetings shall become property of the CIty of Meridlgn.
• •
October 15, 2001
PP 00-023
MERIDIAN PLANNING & ZONING MEETING October 18, 2001
APPLICANT Gemstar Properties, LLC ITEM NO.
REQUEST Continued Public Hearing from September 20, 2001 -Request for Preliminary Plat
approval of 30 building lots and 2 other lots on 16.4 acres in an R-4 zone for proposed Autumn
Faire Subdivision -east of North Black Cat Road and south of West Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
See previous Item Packets
~.~e~n~rnert~ a~~rC;v ~ ~
c~c
S~,~c
OTHER: See attached Revised Plat
Contacted: ~L~~ ~ ~~1~-j~(1J ~.~ Date: I~ Phone: ~ -'02~~
Matedala presented at public meetings shall become property of the City of Meridian.
•
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR AUTUMN FAIRE
CROSSING SUBDIVISION,
Case No. PP-00-023
RECOMMENDATION TO CITY
COUNCIL
GEM STAR PROPERTIES,
Applicant
1. The property is approximately 16.4 acres in size and is generally located
east of North Blaclc Cat Road and south of West Usticlc Road in Meridian, Idaho.
2. The owner of record of the subject property is Langley Farms Limited
Partnership of Meridian.
3. The Applicant is Gem Star Properties, LLC, of Eagle, Idaho.
4. The subject property is currently zoned R-4. The zoning of R-4 is
defined within the City of Meridian's Zoning and Development Ordinance Section
11-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following
manner: 30 building lots and 2 other lots.
8. There are no significant or scenic features of major importance that
RECOMMENDATION TO CITY COUNCIL - 1
PRELIMINARY PLAT -AUTUMN FAIRE CROSSING SUBDIVISION BY GEM
STAR PROPERTIES
affect the consideration of this application.
9. The Planning and Zoning Commission recognized the concerns of Mr.
Johnson of Bear Creek Development.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to
the City Council of the City of Meridian that they approve the preliminary plat as
requested by the Applicant for the property described in the application, subject to
the following:
Adopt the Planning and Zoning Administrator and Assistant City Engineer
Recommendations as follows:
Applicant shall provide a new net density calculation under the
"Development Data" section on the face of the preliminary plat. The
gross density remains the same as the original plat, but it appears the
net density will change from the original plat submission.
2. No street name is shown for the north-south local along the west side of
the city park lot that stubs to the west boundary. Submit a revised
Preliminary Plat prior to the City Council meeting showing a street
name for this street. Submit letter from the Ada County Street Name
Committee, approving a street name for this street with the final plat
application.
3. The Sky Pilot Drain has a 100-foot wide easement, 50 feet from the
center line. The Ordinance requires to pipe this drain underground. A
pedestrian pathway is being constructed on the north side of the drain
in Autumn Faire # 1. The drain's centerline is not clearly delineated on
the plat, but it appears that portions of residential lots in Block 1 on
the north side of N. O'Conner Avenue are within said easement. Prior
to the City Council hearing on the subject Final Plat, submit a copy of
an encroachment agreement with NMID approving this encroachment,
or reconfigure the lots to the edge of the easement line if the
RECOMMENDATION TO CITY COUNCIL - 2
PRELIMINARY PLAT -AUTUMN FAIRE CROSSING SUBDIVISION BY GEM
STAR PROPERTIES
encroachment is not allowed for the entire 50-feet. If the latter is the
case, create a common area lot covering the balance of the easement
width.
4. An encroachment agreement shall also be submitted prior to the City
Council hearing on the Final Plat for the Safford Lateral, which effects
six (6) residential lots in Blocks 2 and 3. To date, the only reference
NMID has made to the Safford is in Mr. Henson's I L-4-00 letter that
states that "all right-of-way must be protected." Prior to the City
Council hearing on the subject Preliminary Plat, submit a copy of an
encroachment agreement with NMID approving this encroachment, or
reconfigure the lots to the edge of the easement line if the
encroachment is not allowed for the entire 30-feet. If the latter is the
case, create a common area lot covering the balance of the easement
width.
5. There are two (2) residential lots directly south of the city park lot,
numbered Lots I and 2, Block 2. However, they are shown as a stand-
along block with stub streets on both ends. Applicant shall clarify if
these lots are intended to be a separate block or part of Block 2.
6. A detailed landscape plan for Lot 6, Block 4 (the multi-use drainage lot)
shall be submitted for review and approval with the Final Plat
application. Applicant should clarify for the P&Z Commission
conceptually how this lot will be landscaped.
7. Add a new note to the plat stating that Lot 6, Bloclc 4 is anon-buildable
lot to be owned and maintained by the homeowner's association and
other pertinent public notes.
8. The developer and/or the Autumn Faire Crossing Homeowner's
Association shall take full responsibility for any future costs and
handling any complaints that may result from the temporary lift station
located on Lot 6, Block 4. It is possible that this station may generate
an odor, noise or other nuisance and the City of Meridian shall not be
responsible for any such nuisance complaints.
9. Applicant shall re-submit a copy of the subject revised Preliminary Plat
to the Ada County Highway District for their review and comment,
particularly the addition of the new local street along the west
RECOMMENDATION TO CITY COUNCIL - 3
PRELIMINARY PLAT -AUTUMN FAIRE CROSSING SUBDIVISION BY GEM
STAR PROPERTIES
boundary. Should ACHD's comments result in any modification to the
plat as presented to the City of Meridian, the Applicant must re-submit
a revised Preliminary Plat showing the ACHD-required changes.
10. The un-named street along the west boundary of the park is stubbed to
the west property line at a fairly acute angle. Ordinance 12-4-2.E.1.
requires that streets intersect at 90~ angles, and not less than 70~. While
this can be accomplished in this location, it will create an odd
intersection, especially at the entrance to a new subdivision.
11. Please remove the "optional Sewer Route" crossing the park lot.
12. The temporary lift station shall be designed to the City of Meridian's
standards and specifications. The developer and/or homeowner's
association shall retain ownership and maintenance responsibilities of
the lift station. The developer may enter into an operation and
maintenance agreement with the City of Meridian. Applicant will be
responsible to construct lateral sewer mains to and through this
proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Worlcs Department. Applicant shall
comply with Section S .9 of the Development Agreement.
13. Water service to this site will be via extensions from existing mains
being propose in the Autumn Faire Subdivision. Applicant will be
responsible to construct the water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Water service to this
development is contingent upon the timing of being able to obtain the
land for, and put into serve a future well within Autumn Faire
Subdivision . Flow and pressure from the existing mains should be
monitored with the Meridian Water Department.
14. Underground year-round pressurized irrigation must be provided to all
landscape areas on site, including the park lot. Please submit hook-up
and design details based on the proposed landscaping. Due to the size
of landscaped area, primary water supply connection to the City's mains
will not be allowed. 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 entire common open area.
RECOMMENDATION TO CITY COUNCIL - 4
PRELIMINARY PLAT -AUTUMN FAIRE CROSSING SUBDIVISION BY GEM
STAR PROPERTIES
~ ~
15. Applicant has indicated in Note #5 on the preliminary plat face that
the pressurized irrigation system within this development is to be
owned and maintained by the Nampa & Meridian 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. If City
water is proposed as a secondary source, developer shall be responsible
to pay water assessments for the entire common open area.
16. All lots within this development shall be subject to the applicable
latecomers fees on the existing Ashford Greens sanitary sewer lift station
and water main extension. Payment of all applicable latecomers fees for
this subdivision shall be required prior to signature on the final plat.
17. A note shall be added to the plat stating that this subdivision is subject
to the terms of the Right to Farm Act pertaining to adjacent agricultural
parcels.
18. Six-foot-high, solid, perimeter subdivision fencing shall be required,
unless agree to otherwise in writing by the Planning Department.
Applicant shall also coordinate with the Meridian Parks Department
regarding the type of and responsible party to construct the fencing
along the south boundary of Lot 3, Block 4, adjacent to the park.
Submit detailed fencing plans for review and approval with submittal of
the Final Plat, incorporating the Park Department's requirements. All
required fencing is to be in place prior to issuance of building permits. A
letter of credit or cash will be required for these fences prior to signature
on the final plat. Applicant shall comply with fencing requirements
according to micro-path standards.
Adopt the Meridian Fire Department Recommendations as follows:
19. Applicants shall satisfy all fire code requirements including those
pertaining to water supply systems and fire hydrants.
20. All roads will be installed before building is started with appropriate
RECOMMENDATION TO CITY COUNCIL - 5
PRELIMINARY PLAT -AUTUMN FAIRE CROSSING SUBDIVISION BY GEM
STAR PROPERTIES
street name signs.
Adopt the Recommendations of Central District Health, as follows:
21. 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.
22. Run-off is not to create a mosquito breeding problem.
23. stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
24. 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 ACHD Recommendations as follows:
25. 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.
26. Extend Dayside Avenue into the site at the north property line between
Lot 1, Block 1 and Block 4 (the neighborhood park) from the Autumn
Faire Subdivision.
27. Extend O'Conner Avenue into the site at eh south property line from
the Turnberry Crossing Subdivision and remove the fence that was
constructed across the right-of-way of O'Conner Avenue as a part of the
Turnberry Crossing Subdivision.
28. Stub at the south property line between lot 2 and 3 and block 2, as
proposed. District policy requires a paved temporary turnaround for a
stub street with greater than 150-feet of frontage, or frontage on two
lots. The proposed stub street does not require a turnaround. The
applicant shall be required to install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
RECOMMENDATION TO CITY COUNCIL - 6
PRELIMINARY PLAT -AUTUMN FAIRE CROSSING SUBDIVISION BY GEM
STAR PROPERTIES
~~ ~~
FUTURE". Coordinate the sign plan for the stub street, and the design
of the turnaround with District staff.
29. Stub to the south property line between Lot I , block 2, and lot 1, block
3 as proposed. District policy requires a paved temporary turnaround
for a stub street with greater than I50-feet of frontage, or frontage on
two lots. The proposed stub street does not require a turnaround. The
applicant shall be required to install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street, and the design
of the turnaround with District staff.
30. Stub the north/south roadway (which is currently unnamed) at the east
end of Morning Side Way to the west property line. Provide a paved
temporary turnaround at the west end of the stub with a temporary
easement provided to the District. The applicant shall be required to
install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan
for the stub street, and the design of the turnaround with District staff.
31. Construct a knucke on the northwest corer of Willow Side Avenue and
O'Conner Avenue, as proposed. The applicant shall be required to
construct a traffic island in the knucke, which should be a minimum of
4-feet wide with a minimum area of 100-square feet and designed to
safely channel traffic. The roadway around the traffic island shall
maintain a minimum of a 29-foot street section. The design shall be
reviewed and approved by ACHD's Planning and Development staff.
32. Construct a knuckle on the north/south roadway at the east end of
Morning Side Way. The applicant shall be required to construct a
traffic island in the knuckle, which should be a minimum of 4-feet wide
with a minimum area of 100-square feet and designed to safely channel
traffic. The roadway around the traffic island shall maintain a
minimum of a 29-foot street section. The design shall be reviewed and
approved by ACHD's Planning and Development staff.
33. Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat should be owned and maintained by a
homeowners association. Notes of this should be required on the final
plat.
RECOMMENDATION TO CITY COUNCIL - 7
PRELIMINARY PLAT -AUTUMN FAIRE CROSSING SUBDIVISION BY GEM
STAR PROPERTIES
•
November 30, 2001
PP 00-023
MERIDIAN CITY COUNCIL MEETING December 4, 2001
APPLICANT GemStar Properties, LLC ITEM NO.
REQUEST Public Hearing -Request for Preliminary Plat approval of 30 building lots and 2 other
lots on 16.4 acres in on R-4 zone for proposed Autumn Faire Subdivision No. 2 -east of North
Black Cat Road and south of West Ustick Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
SANITARY SERVICE COMPANY
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER: SeeattachE
Contacted: t Cst"1 1
See attached P ~ Z Item Packet
See attached PosRlon Statement
See attached Recommenda8ona
w I~~ ~ ~z,
~X ~~k
~ed\ Plats and letter fr m
1 r,~ ~ Date: ~ ~ ~ 'b
Materials presented at publle meetings shall become
:ott StanNeld
Phone: _~
of the City of Meridian.
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 12/04/01
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR AUTUMN FAIRE
SUBDIVISION NO. 2,
LOCATED EAST OF NORTH
BLACK CAT ROAD AND
SOUTH OF WEST USTICI~
ROAD, MERIDIAN, IDAHO
BY: GEMSTAR PROPERTIES,
LLC,
APPLICANT
Case No. PP-00-023
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 December 4, 2001, and David McKinnon, Planner for the Planning
and Zoning Department, appeared and testified, and appearing and testifying on
behalf of the Applicant was Scott Stanfield with Earl and Associates, and appearing
and testifying with comments and/or concerns were: Sam Johnson, Regina Johnson
and Monte Janicek, and the City Council having received a report from Brad
Hawkins-Clark, Planner for the Planning and Zoning Department, and Bruce
Freckleton, Engineering Technician III, and the City Council having received as part
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) 1
•
;~
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,
AUTUMN FAIRE CROSSING SUBDIVISION, APART OF THE NE '/~ SEC. 4, T
3 N, R 1 W, B.M., MERIDIAN, ADA COUNTY, IDAHO 2001, DRAWING TITLE:
AUTUMN FAIRE CROSSING SUBDIVISION PRELIMINARY PLAT, JOB NO.
000999, DWG NO. 00099901 PP4, DESIGNED BY: rss, DRAWN BY: dmh, 7-24-
00, SHEET NO. 1 of 1, STAMPED DATE: RECEIVED NOV 16 2001 CITY OF
MERIDIAN CITY CLERK OFFICE, CLIENT: GEMSTAR PROPERTIES, L.L.C.,
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 Low Density Residential District (R-
4), 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
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) 2
•
City Code § 11-7-2 IC]
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 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
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.
S. 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.
7. The applicant has submitted for consideration of this approval drawing
of the preliminary plat herein designated as: "PRELIMINARY PLAT, AUTUMN
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) 3
•
FAIRE CROSSING SUBDIVISION, APART OF THE NE ~/.~ SEC. 4, T 3 N, R 1
W, B.M., MERIDIAN, ADA COUNTY, IDAHO 2001, DRAWING TITLE:
AUTUMN FAIRE CROSSING SUBDIVISION PRELIMINARY PLAT, JOB NO.
000999, DWG NO. 00099901 PP4, DESIGNED BY: rss, DRAWN BY: dmh, 7-24-
00, SHEET NO. 1 of 1, STAMPED DATE: RECEIVED NOV 16 2001 CITY OF
MERIDIAN CITY CLERIC OFFICE, CLIENT: GEMSTAR PROPERTIES, L.L.C.,
DEVELOPER".
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 of the applicant as evidenced by "PRELIMINARY
PLAT, AUTUMN FAIRE CROSSING SUBDIVISION, APART OF THE NE '/4
SEC. 4, T 3 N, R 1 W, B.M., MERIDIAN, ADA COUNTY, IDAHO 2001,
DRAWING TITLE: AUTUMN FAIRE CROSSING SUBDIVISION PRELIMINARY
PLAT, JOB NO. 000999, DWG NO. 00099901PP4, DESIGNED BY: rss, DRAWN
BY: dmh, 7-24-00, SHEET NO. 1 of 1, STAMPED DATE: RECEIVED NOV 16
2001 CITY OF MERIDIAN CITY CLERIC OFFICE, CLIENT: GEMSTAR
PROPERTIES, L.L.C., DEVELOPER" is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) 4
•
•
Adopt the Planning and Zoning Administrator and Assistant City Engineer
Recommendations as follows:
2.1 Applicant provided a new net density calculation under the
"Development Data" section on the face of the preliminary plat with 2.6
dwelling units per acre. The gross density remains the same as the
original plat, but it appears the net density will change from the original
plat submission.
2.2 No street name is shown for the north-south local along the west side of
the city park lot that stubs to the west boundary. Submit a revised
Preliminary Plat prior to the City Council meeting showing a street
name for this street. Submit letter from the Ada County Street Name
Committee, approving a street name for this street with the final plat
application.
2.3 The Sky Pilot Drain has a 100-foot wide easement, SO feet from the
center line. The Ordinance requires to pipe this drain underground. A
pedestrian pathway is being constructed on the north side of the drain
in Autumn Faire # 1. The drain's centerline is not clearly delineated on
the plat, but it appears that portions of residential lots in Block 1 on the
north side of N. O'Conner Avenue are within said easement. Prior to
the City Council hearing on the subject Final Plat, submit a copy of an
encroachment agreement with NMID approving this encroachment, or
reconfigure the lots to the edge of the easement line if the encroachment
is not allowed for the entire 50-feet. If the latter is the case, create a
common area lot covering the balance of the easement width.
2.4 An encroachment agreement shall also be submitted prior to the City
Council hearing on the Final Plat for the Stafford Lateral, which effects
six (6) residential lots in Blocks 2 and 3. To date, the only reference
NMID has made to the Stafford is in Mr. Henson's 11-4-00 letter that
states that "all right-of-way must be protected." Prior to the City
Council hearing on the subject Final Plat, submit a copy of an
encroachment agreement with NMID approving this encroachment, or
reconfigure the lots to the edge of the easement line if the encroachment
is not allowed for the entire 30-feet. If the latter is the case, create a
common area lot covering the balance of the easement width.
2.5 There are two (2) residential lots directly south of the city park lot,
numbered Lots 1 and 2, Block 2. However, they are shown as a stand-
along block with stub streets on both ends. Applicant has clarified that
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) S
•
these lots are intended to be a separate block.
2.6 A detailed landscape plan for Lot 6, Block 4 (the multi-use drainage lot)
shall be submitted for review and approval with the Final Plat
application. Applicant shall clarify for the P&Z Commission
conceptually how this lot shall be landscaped.
2.7 Add a new note to the plat stating that Lot 6, Bloclc 4 is anon-buildable
lot to be owned and maintained by the homeowner's association and
other pertinent public notes.
2.8 The developer and/or the Autumn Faire Crossing Homeowner's
Association shall take full responsibility for any future costs and
handling any complaints that may result from the temporary lift station
located on Lot 6, Block 4. It is possible that this station may generate
an odor, noise or other nuisance and the City of Meridian shall not be
responsible for any such nuisance complaints.
2.9 Applicant shall re-submit a copy of the subject revised Preliminary Plat
to the Ada County Highway District for their review and comment,
particularly the addition of the new local street along the west
boundary. Should ACHD's comments result in any modification to the
plat as presented to the City of Meridian, the Applicant shall re-submit
a revised Preliminary Plat showing the ACRD-required changes.
2.10 The un-named street along the west boundary of the park is stubbed to
the west property line at a fairly acute angle. Ordinance 12-4-2.E.1.
requires that streets intersect at 90~ angles, and not less than 70~. While
this can be accomplished in this location, it will create an odd
intersection, especially at the entrance to a new subdivision.
2.11 Remove the "optional Sewer Route" crossing the park lot.
2.12 The temporary lift station shall be designed to the City of Meridian's
standards and specifications. The developer and/or homeowner's
association shall retain ownership and maintenance responsibilities of
the lift station. The developer may enter into an operation and
maintenance agreement with the City of Meridian. Applicant shall be
responsible to construct lateral sewer mains to and through this
proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Worlcs Department. Applicant shall comply
with Section 5.9 of the Development Agreement.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) 6
•
2.13 Water service to this site shall be via extensions from existing mains
being proposed in the Autumn Faire Subdivision. 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 the timing of being able to obtain the
land for, and put into serve a future well within Autumn Faire
Subdivision . Flow and pressure from the existing mains shall be
monitored with the Meridian Water Department.
2.14 Underground year-round pressurized irrigation shall be provided to all
landscape areas on site, including the park lot. Submit hook-up and
design details based on the proposed landscaping. Due to the size of .
landscaped area, primary water supply connection to the City's mains
shall not be allowed. 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 entire common open area.
2.15 Applicant has indicated in Note #5 on the preliminary plat face that the
pressurized irrigation system within this development is to be owned
and maintained by the Nampa SL Meridian 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, 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. If City water is
proposed as a secondary source, developer shall be responsible to pay
water assessments for the entire common open area.
2.16 All lots within this development shall be subject to the applicable
latecomers fees on the existing Ashford Greens sanitary sewer lift station
and water main extension. Payment of all applicable latecomers fees for
this subdivision shall be required prior to signature on the final plat.
2.17 A note shall be added to the plat stating that this subdivision is subject
to the terms of the Right to Farm Act pertaining to adjacent agricultural
parcels.
2.18 Six-foot-high, solid, perimeter subdivision fencing shall be required,
unless agreed to otherwise in writing by the Planning Department.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) 7
~ ~
Applicant shall also coordinate with the Meridian Parlcs Department
regarding the type of and responsible party to construct the fencing
along the south boundary of Lot 3, Block 4, adjacent to the park.
Submit detailed fencing plans for review and approval with submittal of
the Final Plat, incorporating the Parlc Department's requirements. All
required fencing is to be in place prior to issuance of building permits. A
letter of credit or cash shall be required for these fences prior to
signature on the final plat. Applicant shall comply with fencing
requirements according to micro-path standards, and such micropath
fence standards shall apply adjacent to the park and pathway(s), unless
modified by Council action during the final plat. Standard 6-foot cedar
fencing is allowed in other areas.
Adopt the Meridian Fire Department Recommendations as follows:
2.19 Applicants shall satisfy all fire code requirements including those
pertaining to water supply systems and fire hydrants.
2.20 All roads shall be installed before building is started with appropriate
street name signs.
Adopt the Recommendations of Central District Health as follows:
2.21 The Applicant's central sewage and central water plans shall be
submitted to and approved by the Idaho Department of Health Sz
Welfare, Division of Environmental Quality.
2.22 Run-off is not to create a mosquito breeding problem.
2.23 Stormwater shall be pretreated through a grassy Swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
2.24 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 ACHD Recommendations as follows:
2.25 Construct all public roads within the subdivision as 36-foot street
sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) 8
a •
feet of right-of--way.
2.26 Extend Dayside Avenue into the site at the north property line between
Lot 1, Block 1 and Block 4 (the neighborhood park) from the Autumn
Faire Subdivision.
2.27 Extend O'Conner Avenue into the site at the south property line from
the Turnberry Crossing Subdivision and remove the fence that was
constructed across the right-of-way of O'Conner Avenue as a part of the
Turnberry Crossing Subdivision.
2.28 Stub at the south property line between lot 2 and 3 and block 2, as
proposed. District policy requires a paved temporary turnaround for a
stub street with greater than 150-feet of frontage, or frontage on two
lots. The proposed stub street does not require a turnaround. The
applicant shall be required to install a sign at the terminus of the
roadway stating that, uTHIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street, and the design
of the turnaround with District staff.
2.29 Stub to the south property line between Lot 1, block 2, and lot 1, block
3 as proposed. District policy requires a paved temporary turnaround
for a stub street with greater than 150-feet of frontage, or frontage on
two lots. The proposed stub street does not require a turnaround. The
applicant shall be required to install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street, and the design
of the turnaround with District staff.
2.30 Stub the north/south roadway (which is currently unnamed) at the east
end of Morning Side Way to the west property line. Provide a paved
temporary turnaround at the west end of the stub with a temporary
easement provided to the District. The applicant shall be required to
install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan
for the stub street, and the design of the turnaround with District staff.
2.31 Construct a knuckle on the northwest corner of Willow Side Avenue
and O'Conner Avenue, as proposed. The applicant shall be required to
construct a traffic island in the lcnuclcle, which should be a minimum of
4-feet wide with a minimum area of 100-square feet and designed to
safely channel traffic. The roadway around the traffic island shall
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023) 9
•
maintain a minimum of a 29-foot street section. The design shall be
reviewed and approved by ACHD's Planning and Development staff.
2.32 Construct a knuckle on the north/south roadway at the east end of
Morning Side Way. The applicant shall be required to construct a
traffic island in the knuckle, which should be a minimum of 4-feet wide
with a minimum area of 100-square feet and designed to safely channel
traffic. The roadway around the traffic island shall maintain a
minimum of a 29-foot street section. The design shall be reviewed and
approved by ACHD's Planning and Development staff.
2.33 Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat should be owned and maintained by a
homeowners association. Notes of this should be required on the final
plat.
2.34 All turnarounds shall be constructed to provide a minimum turning
radius of 45-feet.
2.35 Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District.
2.36 Any existing irrigation facilities should be relocated outside of the right-
of-way.
2.37 If utility relocation is necessary to construct improvements required
with this development, then all utility relocation costs associated with
improving street frontages abutting the site should be borne by the
developer.
Adopt the Nampa Sz Meridian Irrigation District's requirements as follows:
2.38 A Land Use Change application and a complete set of plans are
required.
2.39 Written approval for any encroachments and drainage are also required
and a signed License Agreement shall be in place before any
construction begins.
Additionally, the Applicant shall comply with the action of the City Council
taken at their December 4, 2001 meeting as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023)
10
2.40 Applicant shall have the project fully fenced, including across the stub
streets, both to the south and to the west.
By action f the City Council at its regular meeting held on the ` ~~
day of C'2~n~L , 2001.
ROLL CALL
COUNCILMAN ANDERSON VOTED ~~~~`~
COUNCILMAN BIRD VOTED_~
COUNCILWOMAN deWEERD VOTED__~~~~'
COUNCILWOMAN McCANDLESS VOTED--~~~
MAYOR ROBERT D. CORRIE VOTED,
(TIE BREAKER)
~:~~~
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Copy served upon Applicant, The Planning and Zoning Department, Public
Works Department and City Attorney~,,t~`' ~¢+
~~ ~~~.
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B ~ ~` Dated: ~ g 0~
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City Clerk
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
AUTUMN FAIRE SUBDIVISION NO. 2 / (PP-00-023)
11