HomeMy WebLinkAboutLocust Grove Place FP Ord ApprBEFORE THE MERIDIAN CITY COUNCIL
C/C 05/27/03
IN THE MATTER OF THE
APPLICATION OF EARL, MASON
AND STANFIELD, INC. FOR
APPROVAL OF FINAL PLAT FOR
LOCUST GROVE PLACE
SUBDIV5ION, LOCATED WEST
SIDE OF LOCUST GROVE,'/4 MILE
SOUTH OF FAIRVIEW,
MERIDIAN, IDAHO
CASE NO. FP-03-028
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 May 27, 2003, and the Council fmding that the Administrative
Review is complete which has included certain comments as stated in a letter to the Mayor and
Council from Dauid McKinnon Planner II for the Planning and Zoning Department, and Bruce
Freckleton, Engineering Technician III, and that Brad Hawkins-Clark Planner III for the Planning
and Zoning Department, and Scott Stanfield, commented at the hearing, and the Council having
considered the requirements of the preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "LOCUST GROVE PLACE" as evidenced in Plat bearing:
"LOCUST GROVE PLACE, A PLANNED UNIT DEVELOPMENT, A PART OF THE NEl/4
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCUST GROVE PLACE SUBDIVISION / (FP-03-028)
Page 1 of 6
NE 1/4, SECTION 7, T. 3N., R. lE., B.M., MERIDIAN, ADA COUNTY, IDAHO 2003,
HANDWRITTEN DATE: 5/23/03, RECEIVED MAY 23 2003 CITY OF MERIDIAN CITY
CLERK OFFICE, EARL, MASON & STANFIELD, INC. -PROFESSIONAL ENGINEERS,
LAND SURVEYORS & PLANNERS", L.C. Development, Inc., 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 David
McKinnon Planner II for the Planning and Zoning Department, dated: Hearing Date: May 27,
2003, RECEIVED MAY 22, 2003 CITY OF MERIDIAN CITY CLERK OFFICE, listing 21
Conditions Of Approval, a true and correct copy of which is attached hereto marked Exhibit "A",
and consisting of four pages, and by this reference incorporated herein, and the response letter
from R. Scott Stanfield of Earl, Mason and Stanfield, Inc. dated May 23, 2003, a true and correct
copy of which is attached hereto marked Exhibit "B", and consisting of one page, and by this
reference incorporated herein, and the additional requirements from the action of the Council
taken at their May 27, 2003 meeting as follows, to-wit:
1.1 Comply with the action of the City Council taken at their May 27,
2003 as follows:
1. Pertaining to the Conditions of Approval and in particular
the following numbers 5 and 7 a. shall read as follows, and
number 17 shall be deleted in its entirety:
5. 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, and proof
that the road base meets Ada County Highway
District standards prior to applying for building
permits. All development improvements shall be
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCUST GROVE PLACE SUBDIVISION / (FP-03-028)
Page 2 of 6
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.
The proposed fencing plan is approved with the
following corrections:
a. Fencing adjacent to the public pathway may be
constructed as asemi-private fence with the bottom
four feet having sepazation between the slats to
provide a degree of visibility and the top 2 feet of
the fence to be open lattice as proposed. If solid
fencing is used adjacent to the pathway, the fence
would be limited to four feet in height.
1.2 Comply with the Meridian Fire Department's requirements as
follows:
1. The prof ect which comprised of one and two family dwellings will
require a fire flow of 1,000 gallons per minute 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
2. Commercial occupancies will require a fue flow consistent
with the Uniform Fire Code to service the proposed project.
Fire hydrants shall be placed an average of 400' apart. 1997
UFC Appendix III-A
Acceptance of the water supply for fire protection will be by the
Meridian Water Department.
4. Final approval of the fire hydrant locations shall be by the
Meridian Fire Department. The proposed fue hydrant locations
will be submitted to the Public Works for plan review.
5. All roads and fire lanes shall have a fuming radius of 28' inside and
48' outside.
6. Insure that all yet undeveloped parcels aze maintained free of
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCUST GROVE PLACE SUBDNISION / (FP-03-028)
Page 3 of 6
combustible vegetation per section 1103.2.4 of the Uniform
Fire Code.
All access roads within the project shall have a clear driving
surface with a minimum width of 20' available at all times.
The typical street width of 33' will be allowed to have parking
on both sides. The typical street with a minimum width of 29'
will be required to have restricted parking to only one side.
UFC 902.2.2.1
8. Operational fire hydrants and temporary or permanent street signs
are required before combustible construction begins. UFC 901.4.2
& 901.3
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 Welfaze, 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; that 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. State of Idaho Catalog Of Stormwater Best Management
Practices For Idaho Cities And Counties. Prepared by the Idaho
Division Of Environmental Quality, July 1997.
2. Stormwater Best Management Practices Guidebook. Prepared
by City of Boise Public Works Department, May 2000.
1.4 Comply with the Pazks Department as follows:
The applicant shall be required to make sure the Parks
Department consents to the pathway on the plat.
1.5 Comply with Nampa & Meridian Irrigation District as follows:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCUST GROVE PLACE SUBDNISION / (FP-03-028)
Page 4 of 6
1. Nampa & Meridian hYigation District requires a Land Use
Change/Site Development application be filed for review
prior to final platting.
2. All storm drainage must be retained on site. All laterals
and wasteways must be protected. (I.e.: The Jackson Drain
courses along the south boundary. The easement for this
drain is sixty feet, thirty feet from center each side.) This
easement must be protected and any encroachment without
signed License Agreement and approved plans is
unacceptable. The developer must comply with Idaho Code
31-3805.
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:
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 ofoff--site and required on-site
improvements.
By action of the City Council at its regular meeting held on the 2, ~~" day of
YV(,(~,W , 2003.
By. r i
ROBERT D. CORRIE
Mayor, City of Meridian
Attest:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCUST GROVE PLACE SUBDIVISION / (FP-03-028)
Page 5 of 6
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William G. Berg, Jr., City Jerk '`,~49~~T tst ~ e ~'Z~ `~~
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Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney.
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B ~ Dated: ~ `
rty Clerk
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ORDER OF CONDTTIONAL APPROVAL OF FINAL PLAT
FOR LOCUST GROVE PLACE SUBDIVISION / (FP-03-028)
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aus of TREASURE vAL>:.Ev
MAYOR A Good Place to Live LEGAL DEPARTMENT
Robert D. Currie CITY OF MERIDIAN (208)466-9272 Fax 466-3405
CITY COUNCIL MEMBERS PUBLIC WORKS
Tammy deWeerd 33 EAST IDAHO BUILDMG DEPARTMENT
Keith Bird MERIDIAN, IDAHO 83642 (208) 898-5500 ~ Fax 887-1297
Cherie McCandless (208) 888-0A33 ~ FAX (208) 887-0813 PLANNING AND ZONING
William L.M. Nary City Clerk Office Fax (208) 888-4218 DEPARTMENT
(208) 884-Si33 ~ FAX 888-6854
STAFF REPORT: Hearing Date: May 27, 2003
To: Mayor, City Council and Planning & Zoning Commission q
From: Bruce Freckleton, Senior Engineering Tech. -i ~d
David McKinnon, Planner II ~9qY 2 2 20p3
Re: Locust Grove Place Subdivision C2ty ®fMe
Cats' Clerk ~~~
• Request for Final Plat Approval of Seventy-Four (74) Residential Building
Lots, Two (2) Commercial Lots, Eight (8) Common Lots and a Private Street
Lot on R-40 and C-C Zoned Land, by Eazl, Mason and Stanfield, Inc. (File
No. FP-03-028)
We have reviewed the above-referenced submittal and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant(s), Eazl, Mason, and Stanfield Inc., have requested Final Plat approval of the
Locust Grove Place Subdivision, located on the west side of N. Locust Grove Road,
approximately 1/4 of a mile south of Fairview Avenue.
Staff has reviewed the submitted final plat and has found that it is in substantial compliance with
the approved Preliminary Plat (PP-02-26), and Conditional Use Permit (CUP-02-041). Staff
finds that the proposed subdivision complies with the City's Subdivision Ordinance and offers
the following conditions of approval:
CONDTTIONS OF APPROVAL
1. Applicant shall comply with all of the conditions of the approved preliminary plat (PP-02-
026) and Conditional Use Permit (CUP-02-041).
2. Deed or otherwise convey ownership of the Jackson Drain pathway to the City of Meridian
upon completion of the pathway construction. The City Pazks & Recreation Department will
accept responsibility for the maintenance of the pathway surface at that time. Pathway shall
be constructed prior to issuance of the first Certificate of Occupancy within the subdivision.
tP-o3-oas I Vf ~ N~ `f ! ~~ Locus~GmvePlam.FP
Mayor & City Council
Transmittal Date: May 22, 2003
Page 2
Submit compaction test r esults to the Meridian B uilding D epartment for all building pads
within lots receiving engineered backfill.
4. Design drainage areas to ensure that water is retained only during 100-yeaz storm events, and
for a period of time not to exceed 24 hours. Side slopes within drainage azeas shall not
exceed 3:1.
Y 1 ~_~®et s igns are t o b e i n p lace, water sy stem s hall b e approved and a ctivated, p ressurized
~fi~, ~~`~rri ation sy v d and ~cfvated, drainage lots constructed pe~rime~er fencing
~, t ~"' galled, an da as -~yre~Ada County Highway District'~nor to applying for
~ ~~ ~~~ 'lding permits. All development improvements shall be installed and approved prior to
M1 Ot}- ~ taining certificates of occupancy. A letter of credit or cash surety in the amount of 110%
~~~ will be required for all fencing, pathways, landscaping, pressurized imgation, sanitary sewer,
1 water, etc., prior to signature on the final plat.
1~~ 6. The proposed landscaping plan is approved with the following corrections:
a. The internal planter island located on the northern side of the office parking lot shall
be a minimum of 5 feet wide (measured from the interior of the curbing) and shall
contain at least one (1) tree per MCC 12-13-11-3E.
A revised Landscape Plan shall be submitted to Planning & Zoning for staff review and
approval prior to city signature on the final plat.
7. The proposed fencing plan is approved with the following corrections:
mr``'
a. Fencing adjacent to the public pathwayshalF~e constructed as asemi-private fence
~I-
~~~~fi with the bottom four feet having separation between the slats to provide a degree of , 5
~~fffU}}"' ~~1r~' ~' visibility and the top 2 fee of the fence be open trice as proposed. Z~ Sq d +' ~ wC ~~
~(,o ~~~; d,~.~ec,~• c.~~,~ ~ ~+ ~~ ~~ ice. t~~~12~L. l~e~~ ~, ~~~
~~ h:e~~~~: ~' ~
r~F! ~~~~~~ tha offic e~dings (6' vinyl), cent to Lot 44, and Lot 58 matching the fencing adjacent
~~U ty`~ ~tevised fencing plans shall be submitted to Planning & Zoning for staff review and approval
1 li-~ pnor to signature on the final plat.
8. Coordinate water and sanitary sewer main sizing and routing with the Public Works
Department. This development shall be subject to sanitary sewer latecomers fees to
reimburse those r esponsible for a xtending these systems to the area. The latecomers fees
shall be paid in full prior to signature's of the City on the final plat map.
9. The applicant has indicated that the pressurized irrigation system within this development is
to be owned and operated by the Settlers Imgation District. The City of Meridian requires
that pressurized irrigation systems be supplied by a year-round source of water. Applicant
shall be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, asingle-point connection to the culinary water system
Mayor & City Council
Transmittal Date: May 22, 2003
Page 3
shall be required. If a single-point connection is utilized, the developer shall be responsible
for the payment of assessments for the, common areas prior to signature on the final plat by
the Meridian City Engineer.
10. Increase the public utilities, drainage and irrigation easement width to 8-feet along any side
lot line where pressurized imgation mains pass.
11. Submit a signed, stamped statement from a professional land surveyor certifying that all
street finish centerline elevations are set a minimum of three feet above the highest
established normal groundwater elevation.
12. Delete the square footage notation on each lot.
13. Add lot line and dimensions across the openings of the private roads, (Lot 45, Block 1),
where they meet the new public road dedication for Locust Grove Road.
14. Please add or revise the following plat notes:
(4.) "Complete recording information"
(10.) Anv re subdivision of this plat shall comply with the applicable Zoning Regulations
to effect at the time of re-subdivision.
(11.~ The owner of each lot across which passes an irrigation/drainage ditch or pipe, is
b~ ~ responsible for the maintenance thereof' unless such responsibility is assumed by an
~Y ~ irrigation/drainage district.
K,.~, -k~ -- -
~~~~,~ ~ he highest established normal ground water elevafion.
\r~ ~~~ .Complete the Certificate of Owners and its accompanying Acknowledgement.
0~
~~',f 'Q' 16. In accordance with MCC 12-13-10-8, Applicant shall provide detached sidewallcs adjacent to
"~_~° ~ I~Locust Grove Road.
~~ dscaping 'ally sho along the gray pathway om e preli ary p ., has ,\en
del on the ~, posed final t landscape, p , . Applic~ shall 1 scape a are, s
ad'ace : to the afh, ays with at le t grass and/or`' bs and gr dcove% Trees ' also
~~~~ 3 ~ p
encourag in any are allowed by the ublic Works D t.
f~~ ~~
18. Remove any existing domestic wells and/or septic systems within this project from their
domestic service per City Ordinance Section 9-1-4 and 9-4-8. (Wells may be used for non-
domesticpurposes such as landscape imgation.)
19. Install 250-watt and 100-watt, high-pressure sodium streetlights at locations designated by
the Public Works Department. Street light contractor shall obtain an approved design and
permit from the Public Works Department prior to commencing installations.
20. In accordance with MCC 12-13-13, replace any tree over four (4) inch caliper that is
removed from the property with an equivalent number of caliper in/c~hes of trees. (Required
tr raze ~ ~r ~ i ~,1 ~~~ 1 ~ ~ ~ ~ / ~ I~cun Grave Plece.FP
Mayor & City Council
Transmittal Date: May 22, 2003
Page 4
landscape buffer trees will not be considered as replacement trees for those trees that have to
be removed.)
21. Remove the "Water Department" reference in the domestic water service origin portion of
the Certificate of Owners.
~~b'f "l~" ya~~
FP-03-028 Locust Dove P1azwFP
MRY.23.2003 11~39RM EARL 8 ASSOCIRTES
E~1tL, MASON AND STAN~I~LD, TNC.
PBOFESSIONA,G ENGINEERS, Li1ND Sr/RyeYORS do PlaNNP,49
314 BnDrot.AS'rtceET
CnLD'Wi1[.1e 1LAi[O 83605
lYiay 23, 2003
Mr. will Berg
City of Meridian
33 East Idaho
Meridiaa, Idaho &36E-2
Re: Locust Glove Place Subdivision (F1'-03-028)
Dear A?r. Herq,
+ I;1Ly l:r2rK I®001
N0.905 P,lil
77+.[.EPHOWE: (208} 45q-0256
FAx: (208) g54t-979
Email: 56taaTield~yearlaudasgocram
RECEIVED
MAY 211003
City Of Meridian
City Clerk Office
Enclosed please fwd 10 copies of the revised plat We have reviewed the Cit}~ s comments
received May 23, 2003. ThE followil~g responses correspond to the sta$report. Comments not
mentioned are comments that we concur with.
CONDITION'S OF APPROVAL
2. The developer is working with the City Attorney legatdiag the pathway.
5. This comment references ACFID inspection of the road. base. Please note, itResaal
roadways are private and we question if ACFTD will inspect said roadways. Yf they will, we
will eoaeuT with this req,+* +~+~,++ If not, the developer is prepared to contract with an
independent soi]s testing company to perform t11is service.
10, 12, 13, lA, 1S & 21. Plat has been revised to meet these requirements.
We look folsvard to the Council hearing. If you have any questions, please calI_
Sin~cere~Jly~~Q j,.~
lam/""' `""'~'~
R Scott Stanfield, P.E.
Earl, Mason and Stanfield, Inc,
Ce: LC Development
Bzuce Frecltleton
David Mcl£ianoa
~X./~~b~~l ",~ ~~ / 0~ ~
MRY 27 '03 11 33
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