HomeMy WebLinkAboutBear Creek Subdivision No. 3 FP-01-011BEFORE 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 CREEK
SUBDIVISION NO. 3 LOCATED
EAST OF STODDARD AND
SOUTH OF OVERLAND ROAD,
MERIDIAN, IDAHO
CASE NO. FP-01-O11
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:
PAGE 1 OF 3
ORDER OF CONDITIONAL APPROVAL OF --
FINAL PLAT FOR BEAR CREEK SUBDIVISION NO. 3 /
BY: BRIGGS ENGINEERING (FP-01-Oll)
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "BEAR GREEK SUBDIVISION NO. 3", as evidenced
in Plat bearing the File name: "PLAT OF BEAR CREEK SUBDIVISION NO. 3, A
PORTION OF THE E 1.2 OF SECTION 24 T. 3N., R. 1W., B.M., MERIDIAN,
ADACOUNTY, IDAHO 2001, 10203 \10203-PLT BILl3 03/28/01 AND
STAMPED JUN 06 2001, SHEET 1 OF 2, BRIGGS ENGINEERING, INC.
CONSLUTING ENGINEERS, BEAR CREEK, LLC, DEVELOPER" Bear Creek, LLC,
Developer, is Conditionally Approved subject to those conditions of Staff comrnents
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 --
FINAL PLAT FOR BEAR CREEK SUBDIVISION NO. 3 /
BY: BRIGGS ENGINEERING (FP-OI.Oll)
PAGE 2 OF 3
1.2
1.3
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.
The Central District Health Department requires after ~vritten
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 mn-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 Stom~water Best Management
Practices For Idaho Cities And Counties. Prepared by the
Idaho Division Of Environmental Quality, July 1997.
ORDER OF CONDITIONAL APPROVAL OF --
FINAL PLAT FOR BEAR CREEK SUBDIVISION NO. 3
BY: BRIGGS ENGINEERING (FP-O1-011)
PAGE 3 OF 3
1.4
I3.2
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department,
January 1997.
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 a fire-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
1.5.3
Operational fire hydrants and temporary or permanent
street signs are required before combustible construction
begins. UFC 901.4.2 &901.3
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 --
FINAL PLAT FOR BEAR CREEK SUBDIVISION NO. 3 /
BY: BRIGGS ENGINEERING (FP-O1-011)
PAGE 4 OF 3
2. The final plat upon which there is contained the Certification and
signature of the City Cleric 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.
By action of the City Council at its regular meeting held on the
day of
,2001.
Mayor, City of Meridian
Copy served upon Applicant, the Plamxing and Zoning Department, Public Works
Department and City Attorney.
"C~ty Clerk '
Z:\Work\M\Meridian\Meridian 15360M~Bear Creek FP01-O07 01-011 01-014\Order FPO1-011.doc
ORDER OF CONDITIONAL APPROVAL OF
FINAL PLAT FOR BEAR CREEl( SUBDIVISION NO. 3 /
BY: BRIGGS ENGINEERING (FP-01-01 i)
PAGE 5 OF 3
Vigil
From:
Sent:
To:
Cc:
Sonya Day [days~ci.meridian.id.usJ
Fdday, July 13, 2001 9:10 AM
bergw~ci.mefidian.id.us; clerk~ci.meddian.id.us
stevea~briggs-engineedng.com
Subject: Bear Creek Sub No3.fp.doc
HUB OF TREASURE PALLET
MAYOR
Rol:~t D. Come
CITY COUNCIL [v~MBERS
[<.eith Bird
Tammy d~W~rd
Cherie M~3mdl~ss
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 858-4433 · FAX (208) 887-4813
City Clerk Offic~ Fax (208) $$8-4218
MEMORANDUM:
RECEIVED
JUL 1 3 20~1
City of Mericlian
City Clerk Office
LEGAL DEPARTMENT
(208) 288-2499 - Fax 288-2501
pUBLIC WOKK$
BUILDING DEPARTMENT
(208) 887-22ll- Fax g87-1297
pLANNING AND ZONING
DEPARTMENT
July l2,2001
To:
From:
& Cou U
Bruce Frecldeton, Assistant to C~' Eng
Shari Stiles, planning & Zoning Administrat~
Re: Rexluest for a Final Plat Approval of Bear Creek Subdivision No. 3 - 43 Siagle-fnmi]~
building lots, five other lots on 15.87 acres in an R-4 zone by Bear Creek, LLC
(File fi FP-01-OI1)
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
LOCATION & SURROUNDING USES
The subject property is located east ofS. ~toddard Road, south of W. Overland Read, and north of
W. Victory Road. The parcel(s) is cun-ently zoned R-4. This is the third phase of the overall Bear
Creek Prelimloary Plat which includes 326 residential lots on 150.79 acres. The PJdenbaugh Cana!
borders the property on the south. Elk Para Subdivision, as well as acreages with single-family homes
in Ada County, border the developmem to the east. The property is located in an area designated as
single-family residential ia the Comprehensive Plat~
~ITE SPECIFIC COMMENTS
1.
2.
7/13/01
Applicant is to meet all terms of the approved preliminary plat and development agreement.
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 irrigation system~ If a
well or surface source is not available, a siagle-point connection to the City of Meridian's
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 frora 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. Paymem of water assessment fees for the
common areas is required ptior to city signatures on the final plat map.
Compaction test results must be submitted to the Meridian Building Department for all
building lots receiving engineered backfill.
The design of drainage areas shall ensure that water is retained only during 25-year storm
events for a period of time not to exceed 24 hours.
Street signs are to be in place, water system shall be approved and activated, presmriz~d
irrigation system approved and activated, drainage lots constructed, perimeter fencing
installed, and road base approved by the Ada County I-li_ghway District ptior to applying for
building l~mdts. All development improvera~nts 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., ptior to ~'Enature on the final plat.
All required landscaping trees shall be a minimnm of two i~hes in caliper, not 1½ inches as
depicted on the submitted landscape plan. A rnlnlrm~m of one two-inch caliper tree is required
for ev~ 35 linear feet of landscapo buffer. Trees in excess oftbe requirement may be ora
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 em'rent 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 are prohibited. A revised landscape plan ghall be submitted for
approval to the planning & Zoning Department prior to the City Engineer signing Final Plat.
Sanitary sewer sexvice to this site will be via a t~mporm~ lift station pumping to an existing
gravity sewer main located in Overland Road. The lift station is currently under construction
as part oT Phase I. Applicant will be respohs~le to eonm'uct lateral sewer mains to and
through this proposed development. Subdivision designer to coordinate main si~ing and
routing with the Public Works Dapartment. Black Cat trunk developmem fee of $1,500.00
per dwelling unit shall be assessed again.qt thi~q development. Payment of the tt~mk
development fee is required prior to signature on the final plat map by the City Engineer.
Water service to this site will be via e~ensions of existing ~aln.q installed in adjacent
developments, as well as from the new domestic well that is currently under construction
within Phase I. Applicant will be respon.~31e to constru~ the water mains to and through this
proposed development. Subdivision designer to coordinate main sizing and muting with the
Public Works D~artment. 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
7/13/01
developments within the service zone are not recommended until the completion of Well
22. The Public Works Department can't recommend approval of this development at
this time.
10.
Applicant's engineer will be required to submit a signed, sta?ed statement certifying that all
street finish centerline elevations are set a minimum of three-feet above the highest established
normal groundwater elevation.
Sidewalks are 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 office.
12.
13.
Complete the Certificate of Owners and its accompanying Acknowledgment.
Graphically depict five-foot-wide public utilities, irrigation aM 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 lipes of Lots 6 and 17, Block 19, and Lots 2 and 3, Block 7.
15. Modify Note 1 ns follows: "...adjacent to any public street, and ten (10)feet adjacent t° the
subdivision boundary, unless otherwise noted. ~ easement ~ublic streets shall
not preclude..."
16. Provide a blow-up deta/1 of the lot pin configuration at the north terminus orS. Ala.qka Way.
17. Execute the Certificate of Owners and accompanying Acknowledgments.
18.
19.
As a condition of the plat, applicant shall be required to construct open-vision fencing or four-
foot-high solid fencing (ma~) along both sides of any pathways and adjacent to the park. The
landscape plan submitted shows five-foot-high wrought iron f~nce adjacent to the park and
pathways. City Ordinance Section 124-10 restricts opera-vision fencing to a max/mum height
of 48 inches w~thin the l~ont setback area. Please revise the fencing plan 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 proh~l>it the comtmction of any
solid fencing on the residential lot higher than four fee{ on the sides adjacent to th~ pedestrian
w~kway lot.
Stall's failure to cite specific ordinance provisions or terms of the approved preliminary plat
does not relieve Applicant ofrespons~ility for compliance.
~ENERAL REQUIREMENTS
1.
7/13/01
All irrigation ditches, laterals or cznsl~ 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 COnfamation of said approval submitted to the Public
P~e 4. OI ~
o
o
Works Department.
Any existing domestic wells and/or septic syst~as within ~ project w~l have to be removed
from their domestic service per City Ordinance Section 9-1-4 ami 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation.
lO0-waR, high-pressure sodium streetlights will be required at locations designated by the
Public Works Depa~U~ent. All slxeetlights shall be installed at subdivider's expense. Typical
locations'are at ~ intersections and/or fire hydrants. Final design locations and q, antity are
determined aR~r power designs are completed by Idaho Power Company. The strect light
contractor ~hall obtain an approved design and permit from the Public Works Depm-i~uant
prior to commencing installatiom.
Submit "Final" l~ter from the Ada County Street Name Couiufitt~e, approving the subdivision
and street names. Make any corrections necessary ~o conform.
Coordinate fire hydrant placement with the City of Merklinu's Water Works Superintendent.
Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
7/13/01
August 22, 200I
BEAR CREEK DEVELOPMENT LLC
P.O. Box 344, Meridian, ID 83680
(208) 888-9946 (208) 888-9947 FAX
Mayor and City Council
City of Mcr/dian
33 E. Idaho Street
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.
,~cerely, ~ //'~
Managing Member
Cc: Gary Smith, P.E.
Brad Watson, P.E.
ms