Loading...
HomeMy WebLinkAboutTurtle Creek Subdivision No. 3 FP-01-018BEFORE THE MERIDIAN CITY COUNCIL C/C 12/04/01 IN THE MATTER OF THE APPLICATION OF TURTLE CREEK, LLC, FOR APPROVAL OF FINAL PLAT FOR TURTLE CREEK SUBDIVISION NO. 3, LOCATED EAST OF LINDER ROAD AND SOUTH OF USTICK ROAD, MERIDIAN, IDAHO CASE NO. FP-O 1-018 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Com~cil for Final Plat approval pursuant to Meridian City Code § 12-3-7 on November 7, 2001 and tabled to December 4, 2001, and the Council finding that the Administrative Review is complete which has included certain comments and conditions as stated in a letter to the Mayor and Council from Bruce Frecldeton, Engineering Technician III, and Steve Siddoway, Planner for the Planning and Zoning Department, listing 8 General Comments and 20 Site Specific Comments, which are herein found fair and reasonable, and at the December 4, 2001 meeting, David McKinnon, Planner for the Planning and Zoning Department, commented at the hearing, and Gary Lee from J- U-B Engineers appeared and testified on behalf of the applicant, and no one appeared ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TURTLE CREEK SUBDIVISION NO. 3 (FP-O 1-018) -1 in opposition, and the Council having considered the requirements of the preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: I. The Plat of "TURTLE CREEK SUBDIVISION NO. 3" as evidenced in Plat bearing the "PLAT SHOWING TURTLE CREEK SUBDIVISION NO. 3, A PORTION OF THE S ½ NE x/4, SECTION 2 TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2001, J-U-B ENGINEERS, INC., SHEET 1 OF 2, 11759FPI, DATED: 09/05/01, AND HAND WRITTEN DATE: 9-20-01, 3, and TURTLE CREEK, L.L.C, DEVELOPER", is Conditionally Approved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council fron3 Bruce Frecldeton, Engineering Technician III, and Steve Siddoway, Planner for the Planning and Zoning Department, dated November 29, 2001, listing 8 General Comments and 20 Site Specific Comments, a true and correct copies are attached hereto marked Exhibit "A", and consisting of four pages, and by this reference incorporated herein, with the additional requirements as follows, to-wit: 1.1 Pursuant to action taken by the Council at their December 4, 2001, meeting, the following numbers from the staff comments are eliminated or revised as follows: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TURTLE CREEK SUBDIVISION NO. S (FP-01-018) -2 Under Site Specific Comments, numbers 2 and 7 are to be eliminated, as shown on the attached Exhibit "A" of said comments. Under Site Specific Comments, number 12, shall be revised and shall read as follows: "In accordance with City Ordinance 12-13-8-1, underground year-round pressurized irrigation must be provided to all lots. The proposed irrigation system will be an extension of the existing NMID pressurized irrigation system in previous phases of Turtle Creek Subdivision. Payment of water assessment fees for the common areas is required, prior to city signatures on the final plat map since the system serving this subdivision has a single point connection to City water, and if this system is not utilizing the City's water as backup, then the assessment fees shall not be required". 1.2 Deputy Fire Chief, Joseph Silva, requires the follmving: That a fire-flow of 1,000 gallons per minute shall be available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 &901.3. c. Acceptance of the water supply for fire protection shall be by the Meridian Water Department. d. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. e. All radii shall be 28' inside and 48' outside radius. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TURTLE CREEK SUBDIVISION NO. 3 (FP-01-018) -3 f. Insure all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the UFC. g. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 The proposed 57-1ot subdivision with an estimated 2.8 residents per household would have a total estimated population of 159 residents at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. i. An approved temporary turn-around is required for any dead- ends over 150' that are created by the Phasing Plan. 1.3 Comply with the Central D~stnct Health Department Environmental Health Division on the Final Plat dated 10/11/01. 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: 2.1 The Plat dimensions are approved by the City Engineer; and 2.2 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 FINAL PLAT FOR TURTLE CREEK SUBDIVISION NO. 3 (FP-O 1-018) -4 By action of the City Council at its regular meeting held on the 4-?- dayof ~C e/z/~4._- ,2001. M~OR ROBERT D. CORRIE Copy served upon Applicant, the Planning and Zoning Department and the Public Works Department. City Clerk Dated: Z:\Wo r k~d~'q[e ri dia n~A eridian 15360M~Turtte Creek Sub 3 FP0I-O18~FPOrder01.018.doc ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TURTLE CREEK SUBDIVISION NO. 3 (FP-01-018) -5 MAYOR Robert D. Come alt OOUNaL MEMBFa% Ron Andemon KeithBkd Tammy deWverd Cherie iVlcCandless HUB OF TREASURE A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERDIAN, DAHO 83642 (208) 888-4433' FAX (908) 887-4813 OtyClerkOffice Fax (208) 888-4218 LEGAL DEPARTMENT (208) 288-2499 · Fax 288-2501 pI~LIC xyeDRKS ,~ BIJLDING DEPARTMEIxrF (208) 887-2211 -Fax 887-1297 PLANIxENG AND ZOlXlNG DEPARTMENT (208) 884-5533. FAX 888-6854 MEMORANDUM: November 29, 2001 ro~ From: Mayor & City Council Steve Siddoway, Planner ~-~v'---~ Brace Freckleton, Assistant to City Engineer~(;~-" Re: Turtle Creek Subdivision #3 · Final Plat of 57 Building Lots and 3 other lots on 17.66 acres by Turtle Creek, LLC (File FP-OI-O18). 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 The parcel is located south of Fairview Avenue and north of Pine Street, ¼ mile west of Cloverdale Road. SURROUNDING PROPERTIES North: Tumble Creek Subdivision, zoned R-4. South: Turtle Creek Sub No. 2, zoned R-4. East: AT&T Cell Tower, zoned R-4. West: Turtle Creek Sub No. 1, zoned R-4. SITE SPECIFIC COMMENTS: W. Old Mill Drive does not connect to N. Kubik Way, as currently shown on the plat. Staff's recommendation is that the developer obtain an easement, to the satisfaction of the Ada County Highway District, for the roads to connect. If such an easement cannot be obtained, the developer must construct a temporary turn-around at the end of W. Old Mill Drive. Any affected lot(s)--upon which the turn-around encroaches--Will remain un-buildable until the road is connected and the turn-around is abandoned. 3X Th,e approved ?~elin~naryxPlat shows,,,mi~ropaxth co~ned'i4?s froxm N~Ci~o~ _R~a. ce '~xo N,t. S~rtr~geX't(lacl~x, ana~ontihl{in~'~~lace~ N."~hitetaW~W'~Y (~be~ a~N. X~hi~,~ird~ay'o~ thL~_r~.a~, be.~r~.~'e' ~ciSgame~s mbqifyin~ theXl~in~4 Pl~da~ thb~nfi cl,9,p ath"qonn~qtio nk, Mayor & City Council November 29, 2001 Page 2 Sewer service to tkis site is being proposed via extensions from existing mains in Turtle Creek Subdivision. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Water service to this site is being proposed via extensions from existing mains in Turtle Creek 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. The Landscape Plan submitted with the Final Plat (Sheet L-I, Land Group, dated 9-25- 01) needs one minor modification to meet the intent of the Landscape Ordinance. The Landscape Ordinance states that exposed cobble is prohibited, unless designed as a dry creek bed or similar design feature. Staff recommends adding shrub groupings around the perimeter of the cobble to reinforce this design feature. Upon that addition, the submitted landscape plan will meet all requirements of Ordinance 12-12 and is approved with that modification. The proposed amenities--tOt lot and sand volleyball court--will be required to be built prior to issuance of any occupancy permit. These amenities shall be bonded for prior to signature on the final plat. L kot~7, Blox~k 18'contains a 20~foot storm drain~ze ~asmne~t fox AOI-IDX N~e 1~ r,~sl~id~ '~nc~l~s~tt~ ls~ck ~x. ard.kx .S~ff.'r~.co../~k,nSc~n_ds..xm'~ii~n~,,kthXek n~e tax s~xte ~~o,n'ski~?~d.i.n~. Y~nc~ ~d ~ee~ sh'~ll bt~ alSproh~ed"~byNA~.~ Cc~nt~ Ht, gh~ayX)istnkt pn'~ir, t~instbtlatiiSo." 8. Note 12 does not specify who will be responsible for maintenance of the grass, trees, and other amenities within the storm drainage lots. Please add a note stating that such areas will be maintained by the Homeowners Association. 9. Note 11 describes a 12-foot wide easement, but does not state where it is located. Please clarify this note.. 10. Two lots do not meet the minimum frontage requirements: Lot 18, Block 2 and Lot 2, Block 19. The lot lines need to be realigned to create conforming lots. Place the front of house symbol on Lot 8, Block 18, towards N. Kubik Way. This is required due to the south lot frontage being less than the minimum 80-foot requirement. 11. Revise the year of platting to "2002". 12. In accordance with City Ordinance 12-13-8-1, underground year-round pressurized irrigation must be provided to ali lots. The proposed irrigation system will be an extension of the existing NMID pressurized irrigation system in previous phases of Turtle Creek Subdivision. Paymcmt of water assessment fees for the common areas is required Mayor & City Council November 29, 2001 Page 3 prior to city signatures on the final plat map since the s~y§t,_~m sejving this subdivision has a single point connection to City water. ('totfC4v 0~~~ 13. 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. 14. Note 10 states that there is restricted access toW. Turtle Creek Drive, however Lots 4-5, Block 11 shouldn't be restricted since it appears the "collector" street ends at the intersection. Please clarify the intent of this note. i5. Compaction test results must be submitted to the Meridian Building Department for all building lots receiving engineered backfill. 16. The design of drainage areas shall ensure that water is retained only during 25-year storm events for a per/od of time not to exceed 24 hours. 17. 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, mad 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. 18. Submit copies of proposed restrictive Covenants and deed restrictions for review by the City Attorney's office. · 19. Graphically depict five-foot-wide public utilities, irrigation and drainage easements along the southwesterly boundary of Lot 2, Block 19, and Lot 7, Block 17; and along the westerly boundary of Lot 28, Block 17, since these will be side lot lines against the future phase to the west. 20. 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. Make any corrections necessary to conform with the letter from the Ada County Street Name Committee. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the Mayor & City Council November 29, 2001 Page 4 final plat. One-hundred-watt, high-pressure sodium streethghts 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. Applicant shall be responsible to construct permanent, six-foot-high perimeter fencing, except where the City agrees in writing that no fencing is necessary. 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. The ditches to be piped should be shown on the site plans. 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. Any existing domestic wells and/or septic systems within this project Will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. Five-foot-wide sidewalks and pedestrian walkways shall be provided hi accordance with City Ordinance Section 12-5-2.K. RECOMMENDATION: Staffrecommends approval of the Final Plat with the above conditions. Note: Before this application can be acted upon, the Council must first act on the accompanying variance application. The variance is for a time extension to allow the application to be considered, as the 1-year time limit has expired.