HomeMy WebLinkAboutKearney Place Subdivision No. 4 P/FP-01-008BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 02-05-02
IN THE MATTER OF THE )
REQUEST FOR )
PRELIMINARY/FINAL PLAT )
FOR KEARNEY PLACE NO. 4 )
OF 4 BUILDING LOTS ON )
APPROXIMATELY 1.57 ACRES )
IN A R-8 ZONE, GENERALLY )
LOCATED SOUTH OF E. )
CHATEAU DRIVE AND EAST )
OF N. LAGUHBRIDGE AVE., )
MERIDIAN, IDAHO )
)
)
BY: MARGARET WOOD,
APPLICANT
Case No. P/FP-01-008
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF
PRELIMINARY/FINAL PLAT
The above entitled matter coming on regularly for hearing before the City
Council on February 5, 2002, and Shari Stiles, Planning and Zoning Administrator,
appeared and testified at the hearing, and the City Council having received a report
from Bruce Frecldeton, Engineering Technician III, and David Mclrdnnon, Planner
for the Planning and Zoning Department, and the City Council having received as
part of the record of this matter the recom~nendation to City Council of the Planning
and Zoning Commission and the applicant having submitted the Plat Drawing
described as follows, "PRELIMINARY PLAT, KEARNEY PLACE SUBD. NO. 4,
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - MARGARET WOOD -
(PFP-01-008)
- 1
PRELIMINARY PLAT, NE 1/4, SW 1/4, SECTION 5, T.3N., R. 1E., B.M.,
MERiDIAN, ADA COUNTY, IDAHO, DRAWN BY: BAP, DESIGN BY: BAP,
CHECKED BY: GAL, PROJECT NO. 11727, SHEET 1 OF I, HANDWRiTTEN
DATE: 9-17-01, J-U-B ENGINEERS, INC., MARGARET M. WOOD -
OWNER/DEVELPER", submitted for preliminary/final plat approval and which
preliminary/final plat application is herein received and adjudged by the City Council
pursuant to Meridian City Code, Section 12-3. 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 R-8 Medium Density Residential
District, and requires connection to the Municipal Water and Sewer System. [see
Meridian City Code, Section 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - MARGARET WOOD -
(PFP-01-008)
-2
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 are met 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.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Code, Section 12-3-5 and based upon the above and foregoing Findings of Fact which
are herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
The Final Plat of the applicant as evidenced by "PRELIMINARY PLAT, ICEARNEY
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - MARGARET WOOD -
(PFP-01-008)
-3
PLACE SUBD. NO. 4, PRELIMINARY PLAT, NE I/4, SW V% SECTION 5, T.3N.,
R. 1E., B.M., MERIDIAN, ADA COUNTY, IDAHO, DRAWN BY: BAP, DESIGN
BY: BAP, CHECKED BY: GAL, PROJECT NO. 11727, SHEET 1 OF 1,
HANDWRITTEN DATE: 9-17-01, J-U-B ENGINEERS, INC., MARGARET M.
WOOD - OWNER/DEVELPER", submitted for preliminary/final plat.
1. The conditions of Staff comments as set forth in the Memorandum to the
Mayor and City Council from David McKinnon, Planner for Planning and Zoning,
and Bruce Freddeton, Engineering Technician III, dated December 18, 2001, listing
4 Site Specific Comments and 2 General Comments, a true and correct copy of which
is attached hereto and marked Exhibit "A", and consisting of three pages, and by this
reference incorporated herein, with the additional requirements from the City
Council at their meeting of February 5, 2002, and the requirements are as follo~vs, to-
Adopt Central District Health recommendations as follows:
1. 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. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - MARGARET WOOD -
(PFP-01-008)
- 4
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 Meridian Fire Department Recommendations as follows:
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.
Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins.
Acceptance of water supply for fire protection is contingent upon
acceptance of the water system by the City of Meridian.
Final approval for fire hydrant location shall be by the Meridian Fire
Department.
9. All turning radii shall be a minimum of 28' inside and 48' outside.
10.
Insure that all yet undeveloped parcels are maintained free of
combustible vegetation.
Adopt the Sanitary Service Recommendations as follo~vs:
11. Residential curb service on E. Chateau shall be required.
Adopt the Nampa & Meridian Irrigation District Recommendations as
follows:
12.
The District requires that all pressure irrigation are looped. Also,
an addendum to the pressure irrigation contact shall be in place.
Adopt the ACHD Recommendations from their Recommendations
dated December 27, 2001, as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - MARGARET WOOD -
(PFP-OI-O08)
-5
13.
Applicant is proposing to close the existing driveway located
approximately 50-feet east of the wet property line and replace the
unused curb cut on East Chateau Drive with standard curb, gutter, and
5-foot wide concrete sidewalk to match the existing improvements.
14.
Applicant shall locate a shared driveway for all 4-lots located in
alignment with Dixie Place approximately 120-feet east of the west
property line. This location meets District policy and is approved ~vith
this application. The applicant is required to pave the shared driveway
to its full-required width of 20 to 24-feet and to a point 30-feet beyond
the edge of pavement of East Chateau Drive with 15-foot curb radii
pavement tapers abutting the existing roadway edge.
15.
Replace any damaged curb, gutter, and/or sidewalk on East Chateau
Drive to match existing improvements. Segments to be replaced shall be
determined by ACHD Construction Services staff.
16.
Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District.
17.
Meet District drainage requirements per section 8000 of the ACHD
Development Policy Manual.
18.
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.
19.
Any existing irrigation facilities shall be relocated outside of right-of-
way.
20.
Other than the access point specifically approved with this application,
direct lot or parcel access to East Chateau Drive is prohibited. Lot
access restrictions, as required with this application, shall be stated on
the final plat.
21.
Additionally, ACHD's Standard Requirements listed within their
December 27,2001, letter shall be complied with.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - MARGARET WOOD -
PFP-O1-008)
-6
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:
a. The Plat dimensions are approved by the City Engineer;
b. 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; and
By action of the City Council at its regular meeting held on the -~ day of
,2002.
By: _~.d?_~_~/a ~ (
;4m Y D. COmUE --
May~JCity of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
City Clerk
Oated: Z-
Z:\WorkkM~VleridiankMeridian 15360ivl~Wood Margaret pFP-Ol-OO8~FinalPlatFfCls.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - MARGARET WOOD -
(PFP-01-008)
- 7
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CITY OF MERIDIAN
33 EAST IDAHO
ME. RIDTAN, IDAI~O 83642
C208) ~18-4433. EAX (208) ~17-48i$
City (Jede Off[ice Fa~ ~08) ,~8-4218
(208) 288-2499
PUBLIC WOILR25
BUIJ...DING DEPA/ly~m,N--t
C208) 8fi7-2211 . l%x 88% 1297
PLANNING AND ZONLNG
DEIL'kR.'LMEN'I'
(208) 884-5533. F.,~K 81t8-6854
MEMORANDUM: December 18, 2001
To: "aY°r, city C°un 'nd · Zo. g con ssioRE CEIVED
From: Bruce Frecldeton, Assistant to City Englueer DEC 2 8 2001
David McKinnon, City Planner ~ City Of Merldian
City Clerk Office
Re: A Request for Preliminary/Final Plat Approval of a Four Lot Residential
Subdivision on I.$7 Acres, Loented in an R-8 Zone by Margaret Wood. (File No. '
PF '-oJ-oo,)
We have reviewed tMs ~ubmittal and offer the following comments, as conditions of the applicant.
These conditions shall be considered in full, unless ez~aressly modified or deleted by motion of the
Meria~an CiO~ Council:
-APPLICATION
The applicant,
of land, Margaret Wood, has requested approval ora four lot subdivision on a 1.57 acre parcel
located south of East Chateau Drive and east ofN. Laughbridge Ave. within the existing
Kearny Place Subdivision. '
The proposed 4-1et subdivision is surrounded by a previous phase of Kearny Place Subdivision,
Wingate Subdivision and Chateau Meadows Subdivision, all of which are zoned R-8. The existing
single family home will be Lot 15, Block 3 will remain, and the detached garage on Lot 16 Block 3
will be removed fi.om the property. '
The proposed lots within the mbdivision meet the minimum frontage and lot area reqrdrements for
the R-8 Zone.
LOCATION & SURROUNDING USES
The subject property is located on the south s~de of F_.a~ Chateau Drive, Approximately 1/3 ora mile
north of Fairview Avenue and ¼ mile East of Locust Grove. The following uses surround the subject'
property:
North - Keamey Place Subdivision - Single Family Residential, zoned R-8.
South - w'mgate Place Subdivision No. 2 - Single Family Residential, zoned R-8.
East - ~ey Place Subdivision - Single Family. Residential, zoned R,8. ·
West - Chateau Meadows East #2 - Single Family Residential, zoned R-8.
PFP-OI-Ofl8 '
. . . . I(m~myPlao~ g4.PFp
Plav-i-S & Zoning Commission/Mayor & City Council
December 18, 2001
Page 2
P1LE,I,EVIi~ARY/FINAL PLAT FIND~GS AND REQUIREMENTS
Sections 12-3-3 J.2. and 12-3-5 D read as follows: "In determining the acceptance ora proposed
subdivision the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the msidenfal (R-8) subdivision is in conformance with the Comprehensive Plan.
b. The availability of public services to 'accommodate the proposed development;
Stafffinds that public services are readily available to the lots within the proposed subdivisio~
e. The continuity of the proposed development with the capital hnprovemeat
program;
Staff finds that the subdivision will not require the expenditure of capital improvement funds.
d. The public fluuneiM capability of supporting services for the proposed
development;
Stafffinds that the development will not require major expenditures for supportin~ services.
e. The other health, safety or envlronmeutM problems that may be bronght to the
Commission's attention.
Staff finds that there will not be any other health, safety or environmental problems assoc/ated
with this subdivision that should be brought to the Council or Commission's attention.
We have reviewed this submittal and' offer the following comments, as conditions of the
application. These conditions shall be considered in full, unless expressly modlfmd or deleted
.by motion of the Meridian City Council:
SITE SPECIFIC COIvIMENTS
1. Sanitary sewer and water service to this site shall be via extensions from existing m~ln lines
adjacent to the property.
2. The following notes sh~l! be modified or added to the face of the plat:
PFP-OI-Ofl~ .Kl:am~, pls~ #4PFP
Planning & Zoning Commission/Mayor & City Council
December 18, 2001
Page 3
7 .... single family dwellings only. Each single family structwre shall contain a minimum of
1, 301 mtuare feet, excluding the garage.
9. The.bottom elevation of structural footing shall be set a minimum of l 2-inches above the
highest established normal groundwater elevation.
(10. Cross access easement note - see staff recommendation below)
Assessment fees for water and sewer service are determined during the building plan review
process.
4. Change the year of platting on the face of the plat to "2002"
GENERAL COMMENTS
Any existing irrigation/drainage ditches crossing the property to be included in this project,
shall be tiled per CRy Ordinance 11-9-605.M. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association, with written confa'aiation
of said approval submitted to the Public Works Department. No variances have been
requested for tiling of any ditches crossing this project.
Any existing domestic wells and/or septic systems within this project will have ~o 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.
RECOMMENDATION
Staff recommends approval of these applications, with the aforementioned conditions and findings
and the following recommendatio-'
Staff~eommends that the applicant record a cross access easement for the proposed central driveway
(parts of lots 15 and 16) that provide access to the two southern lots. This would allow the developer
the option to Place garages behind the houses that front E. Chateau Drive, thereby decreasing the
namber of driveways on E, ChateauDrive, and providing a more attractive streetseape.
pFP-01-00g .KeameY Place g4PFP