HomeMy WebLinkAboutWoodbridge Subdivision No. 2 PP-01-019BEFORE THE CITY COUNCIL OF THE CiTY OF MERIDIAN
C/C 12/15/01
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR WOODBRIDGE NO.
2, LOCATED EAST OF SOUTH
LOCUST GROVE ROAD AND
SOUTH OF EAST FRANKLIN
ROAD, MERIDIAN, IDAHO
BY: WOODBRIDGE
COMMUNITY, LLC,
APPLICANT
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Case No. PP-01-019
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 18, 2001, and Shari Stiles, Plam~ing and Zoning
Administrator, and Gary Smith, Public Works Director, both appeared and testified,
and appearing and testifying on behalf of the Applicant were Derrick O'Neal and
Scott Beecham, and the City Council having received a report from David
McKinnon, Planner for the Planning and Zoning Department, and Bruce Freckleton,
Engineering Technician III, and the City Council having received as part of the record
of this matter the recommendation to City Council of the Planning and Zoning
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-01-019)
1
Commission and the applicant having submitted the "PRELIMINARY PLAT,
AUGUST 2001, SNORTING BULL SUBDIVISION NO. 2 (WOODBRIDGE
SUBDIVISION PHASE II), A PARCEL OF LAND SITUATED IN THE SE I/4 OF
THE NW 1/4 OF SECTION 17, T. 3N., R. 1E., B.M., MERIDIAN, ADA COUNTY,
IDAHO,/OB NO. 01-034-01, SHEET NO. 1, 1: \ WOODBRIDGE NO. 2 (01-034-
00)\DRAWINGS\WOODBRIDGE 2 PRE_PLAT.DWG 8-14-01, ENGINEERING
NORTHWEST, LLC, WOODBRIDGE COMMUNITY, LLC -
DEVELOPER/SUBDIVIDER", 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
City Code § 11-7-2 K]
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-01-019)
2
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.
5. 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, AUGUST
2001, SNORTING BULL SUBDIVISION NO. 2 (WOODBRIDGE SUBDIVISION
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBKIDGE NO. 2 / (PP-01-019)
3
PHASE II),A PARCEL OF LAND SITUATED IN THE SE i/4 OF THE NW 1/4 OF
SECTION 17, T. 3N., R. 1E., B.M., MERIDIAN, ADA COUNTY, IDAHO, JOB
NO. 01-034-01, SHEET NO. l, J: \ WOODBRIDGE NO. 2 (01-034-
00)kDRAWINGS\WOODBRIDGE_2_PRE_PLAT.DWG 8-14-01, ENGINEERING
NORTHWEST, LLC, WOODBRIDGE COMMUNITY, LLC -
DEVELOPER/SUBDIVIDER".
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code §
I2-3-5 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, AUGUST 2001, SNORTING BULL SUBDIVISION NO. 2 (WOODBRIDGE
SUBDIVISION PHASE II), A PARCEL OF LAND SITUATED IN THE SE l/4 OF THE
NW 1/~ OF SECTION 17, T. 3N., R. 1E., B.M., MERIDIAN, ADA COUNTY, IDAHO,
JOB NO. 01-034-01, SHEET NO. 1, J: \ WOODBRIDGE NO. 2 (01-034-
00)kDRAWINGS\WOODBRIDGE_2_PRE_PLAT.DWG 8-14-01, ENGINEERING
NORTHWEST, LLC, WOODBRIDGE COMMUNITY, LLC -
DEVELOPER/SUBDIVIDER" is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
Adopt the Planning and Zoning Administrator and Assistant City Engineer
Recommendations as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-01-O19) 4
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
Sanitary sewer and water service to this site shall be via extensions from
existing main lines adjacent to the property. Sewer Latecomer fees shall
be paid prior to city signatures on the final plat or the applicant shall
enter into a payment agreement with the City prior to signature on the
final plat.
The proposed domestic water system for this developlnent, as analyzed
by our computer model, shall provide water pressures in the low 40 to
mid 50 PSI range. The computer modeled water volume and pressure
shall provide a fire flow of 1000 GPM and meet the 20 PSI residual
requirements. Customers might view the system pressures as borderline,
even though they exceed the minimum standards established by the
State of Idaho Department of Environmental Quality. Connecting this
subdivision to the higher city system pressure zone currently serving the
St. Luke's area would raise system pressures by approximately 30 PSI.
Applicant shall be required to continue the 12-inch dianxeter water main
from Phase I through Phase II in order to facilitate future connection to
the high-pressure main in the Magic View Subdivision.
Create a 20' wide common lot over the existing 20' wide sanitary sewer
easement, crossing the southerly side of Lots 106-110, Block 6.
No occupancy permits shall be issued to any home located within the
100-year flood plain unless an approved Elevation Certificate is
completed for the structure or a Letter of Map Revision has been issued
for the lot, certifying that the property is no longer located in the 100-
year floodplain.
A detailed landscape plan and an irrigation plan, including performance
specifications, shall be submitted with the Final Plat application.
The applicant shall submit a detailed emergency vehicle access plan that
is acceptable to both the Meridian Police and Fire Departments with the
Final Plat application. The emergency vehicle access plan shall be in
accordance with the section 2.1.6 of the FF/CL for CUP 99-037.
Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of
caliper inches of trees that were removed.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-01-019)
5
2.9
All parldng and areas of circulation shall be paved, striped, and meet
minimum dimension requirements as required per City Ordinance and
ACHD standards.
2.10
A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer
(Ord. 557, 10-1-91) for all off-street parldng areas. Storm ~vater
treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication, "Catalog of
Storm Water Best Management Practices for Idaho Cities and Counties"
and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority
over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells on the final plat.
2.11 Assessment fees for water and sewer service are determined during the
building plan review process.
2.12
Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service per City Ordinance
Section 5-7-517. Wells may be used for non-domestic purposes such as
landscape irrigation.
2.13
Submit a copy of the Ada County Street Name Committee's final
approval letter for the subdivision name, lot and block numbering.
Make any corrections necessary to conform.
Adopt the ACHD Recommendations as follows:
2.14
Dedicate 48-feet of right-of-way from the centefline of Locust Grove
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other required permits), whichever occurs first.
2.15
Construct or bond for an 8-foot wide (minimum) pathway along Locust
Grove Road abutting the parcel (approximately 1,325-feet). The
pathway may be constructed of asphaltic concrete, if the homeowners
association for this development is required to provide perpetual
maintenance for the asphalt pathway. Coordinate the location and
elevation of the sidewalk with District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-Oi-O19)
6
2.16
Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association. Notes of this should be required on the final plat.
2.17 Construct the following streets:
Bollman Way Baltimore Drive Warren Place
Pratt Way Pegram Drive
as 29-foot street section with curb, gutter and 5-foot wide concrete
sidewalk within 50-feet of fight-of-way and located as proposed.
Parking shall be restricted on one side of each of the roadways. A
signage plan shall be submitted for review and approval by Planning and
Development staff.
2.18
Unless otherwise approved, the applicant shall be required to construct
all public roads within the subdivision as 36-foot street sections (as
measured from back of curb to back of curb) with curb, gutter, and 5-
foot wide concrete sidewalks within 50-feet of fight-of-way.
2.19
In lieu of constructing sidewalks on both sides of Woodbridge Drive
from Locust Grove Road to the Warren Place, the applicant may
construct an 8-foot wide (nxinimum) asphalt pathway on one side of the
road only. Provide pedestrian cross walks at all four internal
intersections of Woodbridge Drive. The asphalt pathway shall be
owned and perpetually maintained by a homeowners association if it is
constructed of asphaltic concrete paving. Coordinate the design of the
pedestrian pathway and crosswalks with District staff.
2.20 Woodbridge Drive between Locust Grove Road and Warren Place shall
be designated as a residential collector street with no front-on housing.
Access restrictions for this street segment shall be stated on the final
plat. District policy requires that this street segment be constructed as a
36-foot street section with curb, gutter and an 8-foot wide (minimtm~)
asphalt pathway along this segment of the residential collector. Unless
otherwise noted, parldng shall be prohibited on this street segment.
Coordinate the signage plan with District staff.
2.21 Construct a turnaround at the southern terminus of Warren Place. The
turnaround shall be constructed to provide a minimum outside turning
radius of 45-feet. The applicant shall also be required to provide a
minimum of a 21-foot street section (as measured from back of curb to
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-01-019)
7
back of curb) on either side of any center islands within the turnaround.
The median shall be constructed a minimum of 4-feet wide to total a
minimum of a 100-square foot area. Dedicate 54-feet of right-of-way
plus the additional width of the median. Provide written approval of
the design of the turnaround from the emergency fire service for the area
where the development is located.
2.22
Locate the main project entrance off Locust Grove Road approximately
700-feet north of the south property line. The street section on either
side of shall be designed with a minimum of two 21-foot street sections
(as measured from back of curb to back of curb) on either side of the
center median and the median shall be constructed a minimum of 4-feet
wide to total a 100-square foot area. The applicant will be required to
dedicate 54-feet of right-of-way plus the additional width of the median.
2.23
The four intersections off the main east/west road shall be designed with
two 21-foot street sections (as measured from back of curb to bacl~ of
curb) on either side of center medians and the medians shall be
constructed a minimum of 4-feet wide to total a 100-square foot area.
The applicant will be required to dedicate M-feet of right-of-way plus
the additional width of the median.
2.24
Construct a center turn lane on Locust Grove Road for the main
project/Locust Grove Road intersection. The turn lane shall be
constructed to provide a minimum of 100-feet of storage with shadow
tapers for both the approach and departure directions. Coordinate the
design of the turn lane with District staff.
2.25
Terminate Woodbridge Drive for this phase of development at Five
Mile Creek. The road shall be required to be extended further to the
east in a future phase of development (see approval for MCUP99-037).
The applicant shall construct or bond for the required box culvert over
the Five Mile Creek prior to final plat approval. The applicant may
reduce the street section over the bridge to a minimum with of 25-feet
with curbs, gutters, and sidewalks. Coordinate the design of the bridge
with District staff.
2.26
The applicant is proposing a community center on Lot 66, Block 3,
across from Warren Place. The applicant should be required to align a
driveway to the community center on Woodbridge Drive with Warren
Place on the south side of the road. Coordinate the design and location
of the driveway with District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-01-019)
8
2.27
Other than main project entrance off Locust Grove Road specifically
approved with this application, direct lot or parcel access to Locust
Grove Road is prohibited. Lot access restrictions, as required with this
application, shall be stated on the final plat.
2.28
Additionally, the Applicant shall comply with the Standard
Requirements and Site Specific Requirements of both ACHD's letters
dated October 24, 2001 and October 26, 2001.
Adopt the Recommendations of Central District Health as follows:
2.29
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.
2.30 Run-off is not to create a mosquito breeding problem.
2.31
Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
2.32
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 Recommendations of the Meridian Fire Dept. as follows:
2.33
A fire-flow of 1,000 gallons per minute shall be available for a duration
of 2 hours to service the entire project. Fire hydrants shall be placed an
average of 400' apart at approved locations.
2.34 Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins.
2.35 Acceptance of water supply for fire protection is contingent upon
acceptance of the water system by the City of Meridian.
2.36 Final approval for fire hydrant location shall be by the Meridian Fire
Department.
2.37 All turning radii shall be a minimum of 28' inside and 48' outside.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-OI-O19) 9
2.38 Insure that all yet undeveloped parcels are maintained free of
combustible vegetation.
2.39 The roadways shall be built to Ada County Highway standards.
2.40
The proposed 115-lot subdivision with an estimated 2.8 residents per
household would have a total estimated population of 322 residents at
build out.
2.41 An approved temporary turn-around is required for any dead-ends over
150' that are created by the Phasing Plan.
Adopt the Nampa & Meridian Irrigation District Recommendations as
follows:
2.42
The District's Fivemile Drain courses along the east boundary of the
above-mentioned proposed project. The easement for this drain must
be protected; any encroachments without approved plans and a signed
License Agreement are unacceptable.
Additionally, the Applicant shall comply with the action of the City Council
taken at their December 18,2001 meeting as follows:
2.43
Applicant shall be required to continue the 12-inch diameter water
main from Phase I through Phase II in order to facilitate future
connection to the high-pressure main in the Magic View Subdivision.
By action_.,_°f the City Council at its regular meeting held on the
day of xL~ff/q~//] , 2002.
ROLL CALL
COUNCILMAN BIRD
VOTED
COUNCILWOMAN deWEERD
COUNCILWOMAN McCANDLESS
VOTED ~
VOTED ~45r4__
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-01-019)
10
COUNCILMAN NARY
~YOR ROBERT D. CORRIE
(TIE BREAIfd~R)
VOTED
VOTED
Copy served upon Applicant, The Planning and Zoning Department, Public
Works Department and City Attorney.
City Clerk
Dated:.
\~,JPA_NTS40_PDC~SERVER_ZXWorkkMkMeridiankMetidian I5360Ivl~Woodbridge #2 PP01-019WfCIsOrdPP.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
WOODBRIDGE NO. 2 / (PP-01-019)
11