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BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF BRIGGS
ENGINEERING, FOR
APPROVAL OF FINAL PLAT
FOR BEAR CREED
SUBDIVISION NO. 4 LOCATED
EAST OF STODDARD AND
SOUTH OF OVERLAND ROAD,
MERIDIAN, IDAHO
CASE NO. FP-01-014
C/C 08-21-01
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 August 21, 2001, and the Council
finding that the Administrative Review is complete which has included certain
comments and conditions as stated in a letter on the preliminary plat to the Mayor
and Council from David McKinnon, Planner for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, listing 16 Site
Specific Requirements and 7 General Requirements, which are herein found fair and
reasonable, and that Shari Stiles, Planning and Zoning Administrator, commented at
the hearing, and the Council having considered the requirements of the preliminary
plat the Council takes the following action:
ORDER OF CONDITIONAL APPROVAL OF -- PAGE 1 OF 3
FINAL PLAT FOR BEAR CREED SUBDIVISION NO. 4 /
BY: BRIGGS ENGINEERING (FP-O1-014)
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "BEAR CREED SUBDIVISION NO. 4", as evidenced
in Plat bearing the File name: "PLAT OF BEAR CREED SUBDIVISION NO. 4, A
PORTION OF THE SE 1/4 OF SECTION 24 T. 3N., R. 1 W., B.M., MERIDIAN,
ADA COUNTY, IDAHO 2001, 10204 \10204-PLT BI<B 05/31/01 AND
STAMPED JUL 13 2001, SHEET 1 OF 2, BRIGGS ENGINEERING, INC.
CONSLUTING ENGINEERS, BEAR CREED, LLC, DEVELOPER" Bear Creelc, 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
Freclcleton, Engineering Technician III, and Shari Stiles, Administrator for the
Planning and Zoning Department, dated August 16, 2001, listing 16 General
Requirements and 7 Site Specific Comments, a true and correct copy of which is
attached hereto marked Exhibit "A", and consisting of 3 pages, and by this reference
incorporated herein, and with the additional requirements from the action of the City
Council at their August 21, 2001 meeting, as follows, to-wit:
1.1 Due to the lack of an adequate water system, the approval of the
Final Plat shall be contingent upon receipt of the Developer for
an agreement limiting the building to 130 building permits for
phases 1, 2, 3 and 4, and shall remain in effect until Well No. 22
is on line, and which well should be completed in December of
2001. (See attached as Exhibit "B", consisting of 1 page, Gregory
B. Johnson's response letter to this matter dated August 22,
2001.)
ORDER OF CONDITIONAL APPROVAL OF -- PAGE 2 OF 3
FINAL PLAT FOR BEAR CREED SUBDIVISION NO.4 /
BY: BRIGGS ENGINEERING (FP-O1-014)
•
1.2 The Central District Health Department requires after 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. The engineers and architects should obtain
current best management practices for stormwater disposal and
design a stormwater management system that is preventing
groundwater and surface water degradation. Manuals for
guidance:
1.2.1 State of Idaho Catalog Of stormwater Best Management
Practices For Idaho Cities And Counties. Prepared by the
Idaho Division Of Environmental Quality, July 1997.
1.2.3 stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department,
January 1997.
1.3 Idaho Power Company has limited electrical. capacity in the area
of this project. Idaho Power Company proposes to construct a
substation in the vicinity of the Stoddard and Overland Road
intersection which would provide the needed electrical capacity to
supply development in the area.
1.4 The Meridian Fire Department requires the following:
1.4.1 That afire-flow of 1,000 gallons per minute be available to
service the entire project. Fire hydrants shall be placed an
average of 500' apart. 1997 UFC Appendix III-A.
1.4.2 Operational fire hydrants and temporary or permanent
street signs are required before combustible construction
begins. UFC 901.4.2 & 901.3
ORDER OF CONDITIONAL APPROVAL OF -- PAGE 3 OF 3
FINAL PLAT FOR BEAR CREEI< SUBDIVISION NO.4 /
BY: BRIGGS ENGINEERING (FP-O1-014)
•
1.4.3 Acceptance of water supply for fire protection is contingent
upon acceptance of the water system by the City of
Meridian for water quality.
1.4.4 Fire approval of fire hydrant locations shall be by the Fire
Department.
1.4.5 All radii shall be 28' inside and 48' outside radius. This is
especially important on the Circle formed at the end of
Bear Creek Place.
1.4.6 Insure that all yet undeveloped parcels are maintained free
of combustible vegetation per 1103.2.4 of the Uniform
Fire Code.
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 guaranteeing the completion of off-site and required on-
site improvements.
ORDER OF CONDITIONAL APPROVAL OF -- PAGE 4 OF 3
FINAL PLAT FOR BEAR CREED SUBDIVISION NO. 4 /
BY: BRIGGS ENGINEERING (FP-O1-014)
•
By action of the City Council at its regular meeting held on the ~ ` ~~
day of /`~Z~~T~ , 2001.
By: a' ~'~-zl/~U '
;T D. CORRIE
City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney. ~ ,~t~thrr*zar,
By~ ,~~,
City Clerk
Dated: ~"~~l ~0~
Z:\Work\M\Meridian\Meridian 15360M\Bear Creek FP01-007 01-011 01-014\Order FP01-014.doc
ORDER OF CONDITIONAL APPROVAL OF --
FINAL PLAT FOR BEAR CREED SUBDIVISION NO. 4 /
BY: BRIGGS ENGINEERING (FP-O1-014)
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PAGE50F3
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~/ MAYOR
Robert D. Currie
CITY' COLNCiL MEMBERS
Ron Anderson
T;eith Bird
Tanvny deWeerd
Cherie McCandless
MEMORANDUM:
•
HUB OF 7RE-1SL~RE' G;•~LLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 3R8-3433 • F.-~,C (208) 887-1813
City Clerk OlFice Fax (208) 888-1218
LEGAL DEP:\R'11~[ENT
(20R)288-2499 •Fax 233-2501
PLBLIC WORI;S
BLZLDING DEP:~RT~.fENT
(208) 887-2211 • Fax 887-1297
PL.~vNNG r4~'D ZOiVP~IG
DEPART\,iE~1'I'
(20R) 88~t-5533 • F.at 888-6854
August 16, 2001
To: Mayor & City Council
From: Bruce Freckleton, Assistant to City Enginee~~
David McKinnon, Planner
RECE~~TE~
City of Meridian
Re: Request for a Final Plat Approval of Bear Creek Subdivision No. 4Cit~ ~S~i~~~egiy
building lots, 2 other lots on 10.32 acres in an R-4 zone by Bear Creek, LLC
(File # FP-Ol -Ol ~
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 Coancil:
LOCATION & SURROUNDING USES
The subject property is located east of S. Stoddazd Road, and north of W. Victory Road. The pazcels
within this phases of development are curreirtly zoned R-4. This is the fourth phase of the overall Beaz
Creek Preliminary Plat which includes 326 residential lots on 150.79 acres. The Ridenbaugh Canal
borders the property on the southeastern side of this phase. The northern boundary is anther phase of
Bear Creek Subdivision. There aze with single-family homes, located within Ada County, bordering
the development to the east. The property is designated as single family residential on the Meridian
Comprehensive Plan's Generalized Land Use Map.
SITE SPECIFIC COMMENTS
I . Applicant is to meet all terms of the approved preliminary plat and development agreement.
2. Applicant has indicated that the pressurized irrigation system within this development is to be
owned and maintained by the Nampa & Meridian Irrigation District. The applicant shall be
required to provide a backup source to the pressurized irrigation system. If a well or surface
source is not available, asingle-point connection to the City of Meridian's domestic water
system will be allowed for the development. In the event that domestic water is used as a
backup source, common areas within the development will be subject to City of Meridian water
assessments. In the event water from an irrigation well constructed by the City is used for the
PI system, as either a supplemental or a backup source, the developer will be responsible for
reimbursing to the City proportionate costs of construction prior to final plat signature.
Payment of water assessment fees for the common areas is required prior to city signatures on
the final plat map.
FP-01-014
Bear Creels Subdivision No. 4
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r Mayor and Council ! •
August 16, 2001
Page 2
3. Compaction test results must be submitted to the Meridian Building Department for all building
lots receiving engineered backfilL
4. The design of drainage azeas shall ensure that water is retained only during 25-year storm
events for a period of time not to exceed 24 hours.
5. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, perimeter fencing installed,
and road base approved by the Ada County Highway District prior to applying for building
permits. All development improvements 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, pathways, landscaping, pressurized irrigation, sanitary sewer, water,
etc., prior to signature on the final plat.
6. All landscaping shall be installed as depicted on the landscaping plan submitted as part of the
Final Plat application.
7. Sanitary sewer service to this site will be via a temporary lift station pumping to an existing
gravity sewer main located in Overland Road. The lift station is currently under construction as
part of Phase I. 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,
8. Water service to this site will be via extensions of existing mains installed in adjacent
developments, as well as from the new domestic well that is currently under construction
within Phase I. 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 Departmem. Recent hydraulic modeling for the domestic water system
indicates that, while the current existing total supply in the zone can meet this increase in
domestic demand, it is unable to meet fire flow requirements in the area under maximum
day demand conditions. The new well is expected to be completed at the end of the year.
This will provide needed supply on the west side of Meridian Road. Approval of
additional phases of Bear Creek Estates, beyond Phase I, or other developments within
the service zone are not recommended uatil the completion of Well 22. The Public Works
Department can't recommend approval of this development at this time.
9. Applicant's engineer will be required to submit a signed, stamped statement certifying that all
street finish centerline elevations are set a minimum of three-feet above the highest established
normal groundwater elevation.
10. Sidewalks are to provide a cleaz five-foot-wide walkway pathway without encroachment of
mailbox structures.
-0~-0~4 _ 3
gear creek Subdivision No. 4
~ I ~I
Mayor and Council
August 16, 2001
p4 Page 3
11. Submit copies of proposed restrictive covenants and deed restrictions for review by the City
Attorney's office.
12. Complete the Certificate of Owners and it's accompanying Acknowledgment.
13. Please add or revise the following plat notes:
(1.) "...adjacent to any public street, and ten (101 feet adiacent to the subdivision boundary,
unless otherwise noted. Thine easement along the public streets shall not preclude..."
(12.) No permanent structures, or trees are allowed within the sanitary sewer easement on Lot
20, Block 15.
14. Graphically depict 5-foot-wide Public Utilities, Drainage, and Irrigation Easement along the
north boundary of Lot 11, Block 15, Lot 3, Block 14, aad Lot 27, Block 15 (Side Lot Lines).
15. Execute the Certificate of Owners and accompanying Acknowledgments.
16. Staffs failure to cite specific ordinance provisions or terms of the approved prelinunary plat
does not relieve Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance
12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association, with written confirmation of said approval submitted to the Public
Works Department.
2. Any existing domestic 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. 100-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. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain an approved design and permit from the Public Works Department prior
to commencing installations.
4. Submit "Final" letter from the Ada County Street Name Committee, approving the subdivision
and street names. Make any corrections necessary to conform.
5. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent.
7. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
FP-0I-014
Bear Cnxlc Subdivision No. 4 r f ~ N // ~ O ~~
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BEAR CREEK DEVELOPMENT LLC
P.O. Box 344, Meridian, ID 83680
(208) 888-9946 (208) 888-9947 FA.Y
August 22, 2001
Mayor and City Council
City of Meridian
33 E. Idaho Street
Meridian, ID 83642
RE: Bear Creek Subdivision
Building Permit Restrictions
Dear Mayor and City Council:
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In accordance with the conditions imposed at the August 21, 2001 City Council meeting,
Bear Creek Development, LLC hereby agrees to restrict building permit issuance to 130
lots for the Bear Creek Subdivision prior to the completion of Well No. 22. We
anticipate Well No. 22 will be fully operational by January 2002 and building pernzit
restrictions will be removed at that time. As such, please process the final plats and
development plans for Bear Creek No. 2, 3, and 4 at your earliest convenience.
S~ cerely,
~~
Gre B ohnso
Managing Member
Cc: Gary Smith, P.E.
Brad Watson, P.E.
ms
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