HomeMy WebLinkAboutSilhouette Subdivision PP-01-021BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 02/05/02
iN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR THE PROPOSED
SILHOUETTE SUBDIVISION,
LOCATED EAST OF NORTH
MERIDIAN ROAD AND SOUTH
OF EAST USTICK ROAD,
MERIDIAN, IDAHO
BY: TYLER TORKELSON,
APPLICANT
Case No. PP-01-021
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 February 5, 2002, and Shaft Stiles, Planning and Zoning
Administrator, Richard Pavelek, and Joseph Moyle, appeared and testified, and the
City Council having received a report from David Mclrdnnon, Planner for Planning
and Zoning, and Bruce Frecldeton, 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 Commission and the applicant having submitted
the "LANDSCAPE PLAN FOR SILHOUETTE SUBDIVISION, A PORTION OF
GOVERNMENT LOT 4, LYING IN THE NWl/4, SECTION 6, T.3N., R. 1E., B.M.,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 1
MERIDIAN, ADA COUNTY, IDAHO, LANDSCAPE PLAN TOWNHOUSE
DEVELOPMENT SILHOUETTE SUBDIVISION, N. MERIDIAN ROAD,
MERIDIAN, IDAHO, DATED: 1-14-02, DRAWN BY: JDR, CHECKED BY: T.L.S.,
SHEET: L10, SOUTH LANDSCAPE,", 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
I. 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 Medium Density Residential District
(R-8), and requires connection to the Municipal Water and Sewer System. [Meridian
City Code § 11-7-2 D]
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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION /(PP-01-021) 2
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: "LANDSCAPE PLAN FOR SILHOUETTE
SUBDIVISION, A PORTION OF GOVERNMENT LOT 4, LYING IN THE NWl/4,
SECTION 6, T.3N., R. 1E., B.M., MERIDIAN, ADA COUNTY, IDAHO, LANDSCAPE
PLAN TOWNHOUSE DEVELOPMENT SILHOUETTE SUBDIVISION, N. MERIDIAN
ROAD, MERIDIAN, IDAHO, DATED: 1-14-02, DRAWN BY: JDR, CHECKED BY: T.L.S.,
SHEET: L10, SOUTH LANDSCAPE".
DECISION AND ORDER
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 3
Pursuant to the City Council's authority as provided in Meridian City
Code § 12-3-5 and based upon the above and foregoing Findings of Fact ,vhich are herein
adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
1. The Preliminary Plat of the applicant as evidenced by "LANDSCAPE
PLAN FOR SILHOUETTE SUBDIVISION, A PORTION OF GOVERNMENT LOT 4,
LYING IN THE NWl/4, SECTION 6, T.3N., R. 1E., B.M., MERIDIAN, ADA COUNTY,
IDAHO, LANDSCAPE PLAN TOWNHOUSE DEVELOPMENT SILHOUETTE
SUBDIVISION, N. MERIDIAN ROAD, MERIDIAN, IDAHO, DATED: 1-14-02,
DRAWN BY: JDR, CHECICED BY: T.L.S., SHEET: L10, SOUTH LANDSCAPE" 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:
Sanitary sewer and water service to this site shall be via new main line
extensions from the existing mains adjacent to the property. The two
existing dwellings along N. Meridian Road shall take water and sewer
service from existing service lines in N. Meridian Road.
Any existing irrigation/drainage ditches crossing the property to be
included in this project shall be tiled per City Ordinance. The ditches to
be piped shall be shown on the site plans. Plans shall be approved by
the appropriate irrigation/drainage district, with written confirmation of
said approval submitted to the Public Works Department. No variances
have been requested for tiling of any ditches crossing this project.
3. The submitted landscape plan shall meet the requirements of the
Meridian City Landscape Ordinance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 4
I0.
A note shall be added to the face of the plat stating, "The Home Owners
Association shall responsible for the maintenance of all common lots."
Underground year-round pressurized irrigation shall be provided to all
landscape areas on site. If City water is proposed as a secondary source,
developer shall be responsible to pay water assessments for the entire
common open area.
Applicant has indicated that the pressurized irrigation system within
this development is to be owned and maintained by the Nampa St
Meridian Irrigation District. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of
water. If a creek or well source is not available, a single-point connection
to the culinary water system 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. If City water is proposed as a
secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
The preliminary plat map shall be revised by the applicant to include
two additional lots: a separate lot for the existing duplex and a separate
lot for the existing single-family dwelling. The applicant shall submit 10
copies of the revised preliminary plat.
The existing sidewalks along North Meridian Road shall be protected
and maintained. A new five-foot wide sidewalk shall be installed within
the subdivision in accordance with the Meridian City Code.
No fencing plans were submitted with the preliminary plat. A fence shall
be required along the east, north, and south property lines of the
subdivision to separate the subdivision from the agricultural land to the
east and south. A fence shall be installed across the stub street to the
south. Fencing adjacent to open space shall not be sight obscuring if
over 4 feet in height. Fencing details shall be submitted.
A detailed irrigation plan including performance specifications shall be
submitted as part of the required landscaping plan for the final plat. A
letter of credit or cash in the amount of 110% shall be required for these
improvements prior to signature on the final plat.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021 ) 5
11.
All of the required street buffer landscaping shall be installed prior to
the issuance of a Certificate of Occupancy for any building on any lot
created by the subdivision.
12.
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. Required landscaping trees
shall not be considered as replacement trees for those trees that have to
be removed.
13.
Assessment fees for water and sewer service are determined during the
building plan review process.
14.
Applicant shall obtain a letter from the, Ada County Highway District,
and the Meridian Fire Department stating their position on the
proposed turnaround location and size by the City Council Meeting.
15. Applicant shall supply the Public Works Department with a
groundwater observation program summary report as prepared by Strata
Geotechnical Engineering & Materials Testing prior to development
plan approval.
16. 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.
17. Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights shall
be required at locations designated by the Public Works Department.
All streetlights shall be installed at the subdivider's expense. Typical
locations are at street intersections and/or fire hydrants.
18.
Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
19.
If the start of construction has not been initiated within 18 months
from the approval of the Conditional Use Permit the permit shall be
voided by the City.
Adopt the Meridian Fire Department Recommendations as follows:
20. 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 6
21.
average of 400' apart at approved locations.
Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins.
22. Acceptance of water supply for fire protection is contingent upon
acceptance of the water system by the City of Meridian.
23.
Final approval for fire hydrant location shall be by the Meridian Fire
Department.
24. All turning radii shall be a minimum of 28' inside and 48' outside.
25.
Insure that all yet undeveloped parcels are maintained free of
combustible vegetation.
26. The roadways shall be built to Ada County Highway standards.
27.
The proposed 22-1ot subdivision with an estimated 2.8 residents per
household would have a total estimated population of 61 residents at
built out.
28. The units shall be individually addressed ~vith 6" numbers.
29.
An approved turnaround shall be required for a road ~vhich is greater
than 150' in length.
Adopt the Recommendations of the Central District Health Dept as follows:
30.
The Applicant's central sewage and central water plans must be
submitted to and approved by the Idaho Department of Health
Welfare, Div/sion of Environmental Quality.
31. Run-off is not to create a mosquito breeding problem.
32.
Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface ~vater
quality.
33.
The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater
disposal and design a storm~vater management system that prevents
groundwater and surface water degradation.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 7
Adopt the Recommendations and Special Recommendation of the Ada County
Highway District as follows:
34.
Dedicate 48-feet of right-of-way from the centerline of Meridian 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. Allow up to 30 business
days to process the right-of-way dedication after receipt of all requested
material. The owner shall be compensated for all right-of-way dedicated
as an addition to existing right-of-way from available impact fee
revenues in this benefit zone, if the owner submits a letter of application
to the impact fee administrator prior to breaking ground, in accordance
with ACHD Ordinance # 195. The right-of-way purchase agreement
must be completed and signed by the applicant prior to scheduling the
final plat for signature by the ACHD Commission.
35.
The applicant is proposing to construct the main entrance to the
subdivision on Meridian Road, located approximately 200-feet south of
the north property line which aligns with Sedgwick Drive, the entrance
to Salisbury Subdivision on the west side of Meridian Road. Streets or
driveways on arterials shall align offset a minimum of 150-feet from any
other street or driveway.
36.
The applicant is proposing to construct a lmuclde on the east side of
West Sedgewick Drive as it turns into North Richter Avenue. The
applicant is proposing that North Richter Avenue stub to the south
property line approximately 115-feet west of the east property line.
37.
The applicant is proposing to construct a knuckle on the east side of
West Sedgewick Drive as it turns into North Richter Avenue. The
applicant is proposing that North Richter Avenue stub to the south
property line approximately 115-feet west of the east property line.
Temporary turnarounds at the end of the stub streets that serve more
than one lot, or are greater thatn 150-feet in length are required. The
applicant shall be required to install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE." Coordinate the sign plan for the stub street, and the design
of the turnaround, if necessary, with District staff.
38. The applicant is proposing to construct a non-circular temporary
turnaround approximately 75-feet north of the terminus of the proposed
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 8
North Richter Avenue and the south property line. Subnfit a design of
the turnaround for review and approval by District staff.
39.
Unless otherwise approved, the applicant shall be required to construct
all public roads within the subdivision as 36-foot street sections ~vith
curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-
of-way.
40.
Replace unused curb cuts on Meridian Road with standard 5-foot wide
concrete sidewalk to match the existing improvements.
41.
Replace or repair any damaged curb, gutter, and/or sidewalk on
Meridian Road to match existing improvements. Segments to be
replaced shall be determined by ACHD Construction Services staff.
42 .Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. Contact Construction Services
at 387-6280 (with file numbers) for details.
43.
Meet District drainage requirements per section 8000 of the ACHD
Development Policy Manual.
44.
If utility relocation is necessary to construct improvements required
with this development, then all utility relocation costs associated with
improving street frontages abutting the site shall be borne by the
developer.
45. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
Other than the access point specifically approved with this application,
direct lot or parcel access to Meridian Road is prohibited. Access
restrictions shall be noted on the final plat.
47.
Additionally, Applicant shall comply with all of ACHD's Requirements
within their November 29, 2001 Development Application Report.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as
follows:
48. The District's Onweiler Lateral courses along the north boundary of the
project. The easement for the Onweiler Lateral shall be protected; any
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 9
encroachments without approved plans and a signed License Agreement
are unacceptable.
Adopt the Recommendations of the Central District Health Department as
follows:
49.
Submit written approval from the appropriate entities, and submittal of
plans for approval by the Idaho Department of Health & Welfare,
Division of Environmental Quality, the Applicant shall be approved for
central sewage and central water.
50. Run-off shall not create a mosquito breeding problmn.
51.
It is recommended that storm water be pre-treated through a grassy
swale prior to discharge to the subsurface to prevent impact to ground
water and surface water quality. The engineers and architects involved
with the design of this project shall obtain current best management
practices for storm water disposal and design a storm water management
system that is preventing groundwater and surface water degradation.
Manuals that could be used for guidance are:
51.1
State of Idaho Catalog of Storm~ater Best Management
Practices For Idaho Cities and Counties.
Prepared by the Idaho Division of Environmental Quality,
July 1997.
51.2
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May
2000.
Additionally, the Applicant shall comply with the requirements of the City
Council from their February 5, 2002 meeting as follows:
52.
The two existing homes on the property shall be included as lots within
the subdivision, and the total number of buildable lots shall be 21.
53.
As shown within the new Landscape Plan, dated 1-14-02 and ~vhich
shall be the Landscape Plan used for this project, a pathway shall run
all along the Onweiller Lateral and continue behind the bermed area
adjacent to the landscape setback along the Meridian Road
54. The turnaround for emergency vehicles shall be asphalt paved, shall be
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 10
included as one of the required amenities for the Planned
Development, and that a basketball hoop shall be placed at the end of
the asphalt turnaround which shall be an amenity within the
subdivision.
55.
Pertaining to open space, developer shall pipe the Onweiler Lateral
which will provide significant pedestrian connection to the future
undeveloped property to the east; and that a small space within the
development shall accommodate a limited amount of play area at the
center of the development.
56.
By action of the City Council at its
P- 3 ,2oo2.
ROLL CALL
COUNCILMAN BIRD
Submit a new, revised Preliminary Plat,
regular meeting held on the //(/~day of
VOTED
COUNCILWOMAN deWEERD
VOTED
COUNCILWOMAN McCANDLESS
VOTED
COUNCILMAN NARY
VOTED
MAYOR ROBERT D. CORRIE
(TIE BREAI(.ZR) ~-~ [~Jt2ik
VOTED ~'-
Copy served upon Applicant, The Planning and Zoning
Public Works Department and City Attorney.
By. ,~~//~ ~)~ Dated: 24'~7'~9 ~-~
'City Clerk
\xlqpASVRDCOl\SERVER~Work~Vl~Meridian~leridian 15360M~Silhouette Sub AZO1-20
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILHOUETTE SUBDIVISION / (PP-01-021) 11