OrderV • • FILE COPY
BEFORE THE MERIDIAN CITY COUNCIL
C/C 08-21-01
IN THE MATTER OF THE
APPLICATION OF BRIGGS
ENGINEERING, FOR
APPROVAL OF FINAL PLAT
FOR BEAR CREED
SUBDIVISION NO. 3 LOCATED
EAST OF STODDARD AND
SOUTH OF OVERLAND ROAD,
MERIDIAN, IDAHO
CASE NO. FP-01-011
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 Shari Stiles, Administrator for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, listing 19 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 --
FINAL PLAT FOR BEAR CREED SUBDIVISION NO.3 /
BY: BRIGGS ENGINEERING (FP-O1-011)
PAGE 1 OF 3
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IT IS HEREBY ORDERED THAT:
1. The Final Plat of "BEAR CREED SUBDIVISION NO. 3", as evidenced
in Plat bearing the File name: "PLAT OF BEAR CREEK SUBDIVISION NO. 3, A
PORTION OF THEE 1.2 OF SECTION 24 T. 3N., R. 1 W., B.M., MERIDIAN,
ADA COUNTY, IDAHO 2001, 10203 \10203-PLT BIB 03/28/01 AND
STAMPED JUN 06 2001, SHEET 1 OF 2, BRIGGS ENGINEERING, INC.
CONSLUTING ENGINEERS, BEAR CREED, LLC, DEVELOPER" Bear 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 Shari Stiles, Administrator for the
Planning and Zoning Department, dated July 12, 2001, listing 19 General
Requirements and 7 Site Specific Comments, a true and correct copy of which is
attached hereto marked Exhibit "A", and consisting of 4 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. 3 /
BY: BRIGGS ENGINEERING (FP-O1-011)
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1.2 The Nampa & Meridian Irrigation District notes that the
majority of the storm drainage appears to be returning to the
Hardin Drain at pre-development flows, therefore, an addendum
to the discharge agreement shall be prepared and signed for the
District's Board of Directors approval. Applicant to contact the
District's attorney for preparation of the addendum.
The pressure irrigation appears to be acceptable with the
exception of Phase 4 in Block 15, Lot 20 there is a 3/4 inch service
line to a common area. The District shall not be held responsible
for this line. The District requires that all landscaping services in
common areas be inspected. They are required to be a 3/4 -inch
service unless pre-approved in writing, large services in common
areas would put too much demand on the entire system when
completed.
Also, an addendum to the pressure irrigation system shall be in
place. Applicant shall call Laura Burri for preparation of the
document for all three phases.
1.3 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:
1.3.1 State of Idaho Catalog Of stormwater Best Management
Practices For Idaho Cities And Counties. Prepared by the
Idaho Division Of Environmental Quality, July 1997.
ORDER OF CONDITIONAL APPROVAL OF -- PAGE 3 OF 3
FINAL PLAT FOR BEAR CREED SUBDIVISION NO. 3 /
BY: BRIGGS ENGINEERING (FP-O1-011)
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13.2 Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Worlcs Department,
January 1997.
1.4 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.
1.5 The Meridian Fire Department requires the following:
1.5.1 That afire-flow of 1,000 gallons per minute be available to
service the entire project. Fire hydrants shall be placed an
average of 400' apart. 1997 UFC Appendix III-A.
1.5.2 Operational fire hydrants and temporary or permanent
street signs are required before combustible construction
begins. UFC 901.4.2 SL 901.3
1.5.3 Acceptance of water supply for fire protection is contingent
upon acceptance of the water system by the City of
Meridian for water quality.
1.5.4 Fire approval of fire hydrant locations shall be by the Fire
Department.
1.5.5 All radii shall be 28' inside and 48' outside radius.
1.5.6 All cul-de-sacs to be a 50' radius.
1.5.7 Insure that all yet undeveloped parcels are maintained free
of combustible vegetation per 1103.2.4 of the Uniform
Fire Code.
1.5.8 The roadways shall be built to Ada County Highway
District Standards. UFC 902.2.1
ORDER OF CONDITIONAL APPROVAL OF -- PAGE 4 OF 3
FINAL PLAT FOR BEAR CREED SUBDIVISION NO. 3 /
BY: BRIGGS ENGINEERING (FP-O1-011)
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.
B action of the Cit Council at its regular meeting held on the 2 ~ S~
Y y
day of G ~~ , 2001.
By: '
RO RT D. CORRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Worlcs
Department and City Attorney.
Dated: '~ '~
By: .
ity Clerk
Z:\Work\M\Meridian\Meridian 15360M\Bear Creek FP01-007 01-011 01-014\Order FP01-011.doc
ORDER OF CONDITIONAL APPROVAL OF --
FINAL PLAT FOR BEAR CREED SUBDIVISION NO.3 /
BY: BRIGGS ENGINEERING (FP-O1-011)
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PAGE50F3
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Kristy Vigil
From: Sonya Day [days~ci.meridian.id.us]
R,ECEN-
S®nt: Friday, July 13, 2001 9:10 AM
To: bergw(c~ci.meridian.id.us; derk(~ci.meridian.id.us ~UL 1 3 20[.11
Cc: stevea~briggs-engineering.com City of Meridian
Subject: Bear Creek Sub No3.fp.doc City Clerk Office
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
(208) 288-2499 • Fax 288-2501
Robot D. Come CITY OF MERIDIAN PUBI.I~ WoRxs
CITY COUNCIL MEMBERS
33 EAST IDAHO BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
Ran Anderson
Keith Bird MERIDIAN, IDAHO 83642 pLANNING AND ZONING
Tammy deWae<d (208) 888-4433 • FA3C (208) 887-4813
City Clerk Office Fax (208) 888-4218 DEPAR'I'1v1ENT
(208) 884.5533 • FAY 888854
Cherie McCandless
MEMORANDUM: July 12, 2001
To: Mayor & City Council
From: Bruce Freckleton, Assistant to City E
Shari Stiles, Planning & Zoning Adminis4rato~
Re: Request for a Final Plat Approval of Bear Creek Subdivision No. 3 - 43 Single-family
building lots, five other lots on 15.87 acres in an R 4 zone by Bear Creek, LLC
(File # FP-Ol -011
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, anless expressly modified or deleted by
motion of the Meridian City Council:
LOCATION & SURROUNDING USES
The subject property is located east of S. Stoddard Road, south of W. Overland Road, and north of
W. Victory Road. The parcel(s) is currently zoned R-4. This is the third Phase of the overall Bear
Creek preliminary Plat which includes 326 residential lots on 150.79 acres. The Ridenbaugh Canal
borders the property on the south Elk Run Subdivision, as well as ~ oc~ated ~s~ a d~ignated as
in Ada County, border the development to the east. The property .
single-famdy residential in the Comprehensive Plan.
SITE SPECIFIC COMMENTS
1. Applicant is to meet all terms of the approved preliminary plat and development agreement.
2. Applicant has indicated previously 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 in~igation system. If a
well or surface source is not available, asingle-point connection to the City of Meridian's
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' domestic water system will be allowed for the development, but not for the park area due to its
size. 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.
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-yeaz storm
events for a period of time not to exceed 24 hours.
water system shall be approved and activated, pressurized
5. Street signs are to be in place, a lots constructed, perimeter fencing
irrigation system approved and activated, dramag hwa District prior to applying for
installed, and road base approved by the Ada County Hig y
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, landscapuig, Pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the finch plat.
6 All required landscaping trees shall be a minimum of two inches in caliper, not 11/z inches as
depicted on the submitted landscape plan. A mimmum of one two-inch caliper tree is required
for every 35 linear feet of landscape buffer. Trees in excess of the requirement may be of a
smaller caliper. The landscape plan submitted is a previous version; the landscape plan
submitted 9/12/00 and stamped approved on 6/22/01 is the current plan approved by P&Z.
However, that plan did not include fencing. Also, the paper birches shown in the Plant
Schedule of the landscape plan aze prohibited. A revised landscape Plan shall be submitted for
approval to the Planning & Zoning Department pnor to the City Engineer signing Final Plat.
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 o'f Phase I. Applicant wdh be responsible to construct lateral sewer mains to and
t}uough this proposed development. Sum Bilack ~'~~ development fee of $1~SOO.OOd
routing with the Public Works Departm
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.
g, Water service to this site w~71 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 Department. 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
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developments within the service zone are not recommended until the completion of Well
22. The PnbGc 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 aze set aminimum ofthree-feet above the highest established
normal groundwater elevation.
10. Sidewalks aze to provide a clear five-foot-wide walkway pathway without encroachment of
mailbox structures.
11. Submit copies of proposed restrictive covenants and deed restrictions for review by the City
Attorney's offiice.
12. Complete the Certificate of Owners and its accompanying Acknowledgment.
13. Graphically depict five-foot-wide public utilities, irrigation and drainage easements along the
westerly boundaries of Lot 15, Block 4, and Lot 32, Block 8; and along the southerly
boundaries of Lot 14, Block 8, and Lot 2, Block 7.
14. Graphically depict ten foot-wide public utilities, irrigation and drainage easements along the
rear lot lines of Lots 6 and 17, Block 19, and Lots 2 and 3, Block 7.
15. Modify Note 1 as follows: "...adjacent to any public street, and ten (10) feet adjacent to the
subdivision boundary. unless otherwise noted. Theme easement along the yublic streets shall
not pa~eclude..."
16. Provide ablow-up detail of the lot pin configuration at the north terminus of S. Alaska Way.
17. Execute the Certificate of Owners and accompanying Acknowledgments.
18. As a condition of the plat, applicant shall be required to construct open-vision fencing or four-
foot-high solid fencing (max.) along both sides of any pathways and adjacent to the pazk. The
landscape pyan submitted shows five-foot-high wrought iron fence adjacent to the pazk and
pathways. City Ordinance Section 12-4-10 restricts open vision fencing to a maximum height
of 48 inches within the front setback azea. Please revise the fencing p}an to reflect this
requirement or obtain a variance for the fence height. The developer shall place a deed
restriction on the residential lots adjacent to all pathways to prohibit the construction of any
solid fencing on the residential lot higher than four feet on the sides adjacent to the pedestrian
walkway lot.
19. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary plat
does not relieve Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the azea 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
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Works Department.
2. Any existing domestic wells and/or septic systems within this project w~71 have to be removed
from their domestic service per City Ordinance Section 9-1-4 and 9-48. 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 hydr~.nt 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
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BEAR CREEK DEVELOPMENT LLC
P.O. Box 344, Meridian, ID 83680
(208) 888-9946 (208) 888-9947 F.AX ~j~~
August 22, 2001 {~
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Mayor and City Council ~j ~f `, , ryN
City of Meridian fro '~~ .
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33 E. Idaho Street F.k~~fr%~,~~
Meridian, ID 83642 ~~~,.~
RE: Bear Creek Subdivision
Building Permit Restrictions
Dear Mayor and City Council:
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 permit
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