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HomeMy WebLinkAboutMacaile Meadows Subdivision FP 01-020BEFORE THE MERIDIAN CITY COUNCIL C/C 12/18/01 IN THE MATTER OF THE APPLICATION OF HILLVIEW LAND DEVELOPMENT, LLC, FOR APPROVAL OF FINAL PLAT FOR MACAILE MEADOWS SUBDIVISION, LOCATED SOUTH OF EAST FAIRVIEW AVENUE AND WEST OF NORTH CLOVERDALE ROADS, MERIDIAN, IDAHO CASE NO. FP-01-020 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 December 18, 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 Shari Stiles, Plmming and Zoning Administrator, listing 3 General Requirements and 22 Site Specific Comments, which are herein found fair and reasonable, and at the December 18,2001 meeting, Shari Stiles, Planning and Zoning Administrator, conunented at the hearing, and appearing and testifying on behalf of the Applicant was Mark Butler and Bob Irdte, attorney for developer, and appearing and testifying in favor of the application was Bill Clark and ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MACAILE MEADOWS SUBDIVISION (FP-01-020) -1 Holly Tierney, and appearing and testifying against the application was Robert Corbell, additionally the City Council received numerous petitions against the application, and which are on file in the City Cleric's office, 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 "MACAILE MEADOWS SUBDIVISION" as evidenced in Plat bearing the "PLAT SHOWING MACAILE MEADOWS SUBDIVISION LOCATED IN THE NE 1/4, SECTION 9, T. 3N., R. 1E., B.M., MERiDIAN, ADA COUNTY, IDAHO 2001, ENGINEERiNG NORTHWEST, LLC BOISE, IDAHO, J:LHILLVIEW CLOVERDALE__( OO-044 )XJ3RAWINGSLMACAILE~PLAT 1 .DWG 10-29-01, HAND WRiTTEN DATE OF: 10-29-2001, 00-044-00, SHEET 1 OF 3", and HILLIVEW LAND DEVELOPMENT, 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 Frecldeton, Engineering Technician III, and Shari Stiles, Planning and Zoning Administrator, dated December 13, 2001, listing 3 General Requirements and 22 Site Specific Comments, a true and correct copies are attached hereto marked Exhibit "A", and consisting of four pages, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MACAILE MEADOWS SUBDIVISION (FP-01-020) -2 and by this reference incorporated herein, with the additional requirements as follows, to-wit: 1.1 Deputy Fire Chief, Joseph Silva, requires 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. 1.2 Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3. 1.3 Acceptance of the water supply for fire protection shall be by the Meridian Water Department. 1.4 Final approval of the fire hydrant locations shall be by the Meridian Fire Department. 1.5 All radii shall be 28' inside and 48' outside radius. 1.6 All cul-de-sacs to be a 50' radius. 1.7 Insure all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the UFC. 1.8 The roadways shall be built to Ada County Highway Standards. UFC 902.2.1. 1.9 The proposed 115-lot subdivision with an estimated 2.8 residents per household wotfld have a total estimated population of 322 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. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MACAILE MEADOWS SUBDIVISION (FP-01-020) -3 1.10 Provide an approved turn around for any streets, which exceeds 150" in length as a result of the phasing of the project. Additionally, the applicant shall comply with the requirements of the action of the City Council taken at their December 18,2001 meeting as follows: 1.11 That no building permits shall be issued until the stub street has been provided from the northerly property and extended to North Venture Way for access. 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. By action of the City Council at its regular meeting held on the ,2002. i~J_AX/U~ ~OBERT D. ~ORRIE ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MACAiLE MEADOWS SUBDIVISION (FP-01-020) -4 Copy served upon Applicant, the Planning and Zoning Department and the Public Works Department. ,~,?~,:? Dated: City Clerk Z:\$¥or k~Vl~Mer idian~Me r id[an 15360 MkM acaileM eadowsV AR01-018 FPO 1-020~FPOrder01.020.doc ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MACAILE MEADOWS SUBDIVISION (FP-O1-020) -5 Kei& Bkd Tammy deWcerd Chefie McCan~ess MEMORANDUM: To: From: Re~ A Good Place to Live CITY OF MER/DIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433. FAX (~8) 887-4813 Oty Clerk Ot~ce F~ (208) 8884218 RECEIVED Mayor & City Council Shat Stiles, Planning & Zoning AdministratoL~ Bruce Freckleton, Assistant to City Engin~.. Macaile Meadows Subdivision DEC 2001 City Of Meridian City Clerk~ LEGAL DEP3~TMF2x~ (208) 288-2499 · Fax 28&~01 PUBLIC BUILDING (208) 887-9~41. Fax 887-L297 PLANNING AND ZONING DEPAKIMENT (2o8) 884-55.B · F~X 8884854 December 13, 2001 Final Plat of 115 Building Lots and 18 Other Lots by Hillview Land Development, LLC (File FP-OI-OI6). 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: APPLICATION SUMMARY This application has been submitted for a public hearing to the City Council because the applicant has requested a change to the previously approved preliminary and fmal plats. The changes made include removing a stub street to the north and eliminating the temporary connection to Cloverdale Road. The applicant is proposing to construct a roadway (N. Mount Hood Avenue) through the property to the north to connect to Fairview Avenue via N. Venture Way. Although final plats are not normally noticed for public hearings at the City Council, it was felt that this avenue would be preferable over requiring the applicant to submit a new preliminary plat to the Planning & Zoning Commission, with a second public hearing at City Council, then a new final plat application submitted for City Council review. Changes to the recorded development agreement are requested in regard tO the site-specific requirements for roadway construction. ~. LOCATION The parcel is located south of Fairview Avenue and north of Pine Street, ¼ mile west of Cloverdale Road. SURROUNDING PROPERTIES North: Vacant parcel & Terrace Lawn Memorial Gardens zoned RUT, and WakMart, zoned C-C. South: Westdale Park Subdivision, zoned R-8. East: Seventh-day Adventist Church, zoned "A" (Boise City). West: Crossroads Subdivision, zoned R-4. CounCil SITE SPECIFIC COMMENTS: 1. Make 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. Due to the shallow depth of the existing sewer near this proposed subdivision, the applicant proposes to sewer this suhdiviaion with a lift station located in a common lot near the southern boundary. The Public Works Department has no objections to this proposal if the following conditions are met: A. The existing sewer manhole(s) into which the lilt station discharges is retrofitted to protect it from hydrogen sulfide corrosion. B. Provision is made for either additional emergency storage in the wet well, or permanent backup power (generator) is incorporated into the lifr station. C. The lift station shall be situated on a separate lot that will be conveyed to the City of Meridian. Landscape maintenance around this lot shall be the responsibility of the Homeowners Association. Water service to this site is being proposed via extensions from existing mains in Westdale Park Subdivision to the south and to Venture Street to the north. 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 Depmhnent. One-hundred-watt, high-pressure sodium streetligbts 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 fencing as depicted on the Landscape Plan, Sheet L-l, dated 10-284)I, prepared by The Land Group, Inc. (four-foot- high cedar with two-foot-high lattice on top. This same type fence shall also be required along the east boundary :0f Lot 2, Block 7. Any modifications to the fencing types and locations on that sheet must be approved in writing by the Planning & Zoning Department. Fencing is to be in place prior to applying for building permits. The developer shall ensure ihat fence height restrictions for the four (4) lots adjacent to the micropath (Lots 8, 10, 24 and 25, Block 10) are included in the deeds to these lots. The developer shall also be required to construct this micropath fencing prior to obtaining certificates of occupancy. In accordance with Ordinance 12-12-12.9 (Landscape Ordinance), the fence height restriction along Lot 9, Block 10 shall be included as a note on the Final Plat. Mayor & City Council December 13, 2001 Page 3 Five percent (5%) common open space is required per City Ordinance 12-13-16. The open space provided in Lot 3, Block 9, Lot 9, Block 10 and the six (6) street buffer lots exceeds the required amount. The Landscape Plan submitted with the Final Plat (Sheet L-l, Land Group, dated 10-28-01) meets all requirements of Ordinance 12-12 and conditions of the approved Preliminary Plat and is approved as shown. 10. A letter of credit or cash surety in the amount of 110% will be required for ail fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 11. N. Mount Hood Road shall be constructed as a public roadway connecting with N. Venture Street prior to applying for building permits unless the temporary access to Cloverdale Road is lek intact temporarily. All construction equipment shall use the existing temporary access or the newly constructed roadway fi.om Fairview Avenue to McCaile Meadows.: All roadways shall be kept clear of mud and construction debris. 12. Add a note that the minimum house size is 1,301 square feet, excluding garage, except as otherwise depicted on the plat. The minimum house size is 1,350 s.f. along the west boundary and 1,500 s.f. along the south boundary, as noted onthe plat. 13. A condkion of the Preliminary Plat and ACHD was that the developer construct a traffic choker at the eastside of the Parkdale/Driftwood intersection. This is an off-site improvement and not required to be shown on the Final Plat. However, since a condition was that the chokers be landscaped, Staff requests a landscape plan be submitted for this choker. Said landscape plan shall be submitted to the P&Z Department for approval prior to issuance of building permits. 14. All construction traffic related to the development of M~.'.'le Meadows Subdivision shall use the temporary Cloverdale Road. access road or the new public roadway which connects to Fairview Avenue rather than Parkdaie Drive. The Appl!cant shall install proper signage on Cloverdaie Road and notify all contractors that access to Parkdale Drive is not for construction purposes. ~' 15. In accordance with City Ordinance 12-13-8-1, underground year-round pressurized irrigation must be provided to all lots. Applicant shall be required to utilize any existing surface or well water for the primary ~ource. If City water is proposed as a secondary source, developer shail be responsible to pay water assessments for the common landscaped areas. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa & Meridian Irrigat,ion District. If the system is to be owned and maintained by the Nampa & Meridian Irrigation District, a seperate lot will need to be created for the pumping facility. If the system is being proposed as a private system, plus and specifications for the irrigation system shail be reviewed by the Public Works Department as part of the development plan review process. Council December 13, 2001 Page 4 16. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street finish centerlinn elevations are set a minimum of three feet above the highest established normal groundwater elevation 17. Please submit any updated soils/groundwater-monitoring data collected since the initial investigation date. 18. Add "Information of Record" from adjacent platted subdivisions, when their bearings and/or distances differ from those shown on this plat. 19. Graphically depict ten-foot-wide easements for irrigation along the side lot line of any lot which contains pressurized irrigation lines (i.e., street crossings). 20. A variance is being requested for this SUbdivision Staff is recommending denial of the variance due to the fact that the findings required for granting a variance cannot be favorably made, as it is fully possible to provide an additional stub street to tbe north. Unless a variance is granted, an additional stub street will be required somewhere in the vicinity of Lots 30-32, Block 8. 21, All improvements are required to be complete prior to obtaining certificates of occupancy. 22. Please add or revise the following plat notes: (10) Delete this note, as it is. covered by Note 1. :anals, eXclusive of natural waterways, intersecting, crossing and ~contiguous to the area being subdivided shall be tiled per City -13. ri'he ditches tobe piped should.be'shown on the site plans: Plans will appropriate' irrigataon/drainage district, or lateral users wfitlen confirmation of said approval submitted to the Public Works 2.: 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. 3. Five-foot-wide sidewalk.q and pedestrian walkways shall be provided in accordance with City Ordinance Section 12-$-2.K. RECOMMENDATION: Staffrecommends approval of the Final Plat with the above conditions.