HomeMy WebLinkAboutCedar Springs No 3 FP 03-039BEFORE THE MERIDIAN CITY COUNCIL
C/C 07/08/03
IN THE MATTER OF THE
APPLICATION OF HOWELL-
MURDOCH DEVELOPMENT
CORPORATION FOR APPROVAL
OF FINAL PLAT FOR CEDAR
SPRINGS SUBDIVISION N0.3,
LOCATED ON THE WEST SIDE OF
N. MERIDIAN ROAD, NORTH OF
W. USTICK ROAD, MERH)IAN,
IDAHO
CASE NO. FP-03-039
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 July 8, 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 Sonya Allen Planner I for the Planning and Zoning Department, and Bruce
Freckleton, Engineering Technician III, and that Anna Powell Planning Director for the Planning
and Zoning Department, and Dazen Fluke, 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:
The Final Plat of "CEDAR SPRINGS SUBDIVISION NO. 3" as evidenced in
Plat bearing: "PLAT SHOWING CEDAR SPRINGS SUBDIVISION NO. 3, A PORTION OF
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION NO. 3 / (FP-03-039)
Page 1 of 5
THE SE'/4, SECTION 36 TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN
MERIDIAN, ADA COUNTY, IDAHO 2003, F:1ProjectManagerslGAL111905\11905-
Drafring\dwg111905FPl.dwg 06/03/03, SHEET 1 of 4, Howell-Murdoch Development Corp. -
Developer, J-U-B Engineers, Inc. -Engineers Surveyors Planners", Howell-Murdoch
Development Corporation -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 Sonya Allen Planner I for the Planning and Zoning
Department, dated: City Council Date: July 8, 2003, listing 17 Site Specific Requirements/Final
Plat and 4 General Requirements, a true and correct copy of which is attached hereto marked
Exhibit "A", and consisting of four pages, and the additional requirements from the action of the
Council taken at their July 8, 2003 meeting as follows, to-wit:
1.1 Comply with the Meridian Fire Department's requirements as
follows:
1. One and two family dwellings will require afire-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. Acceptance of the water supply for fire protection will be by the
Meridian Water Department.
3. Final approval of the fire hydrant locations shall be by the Meridian
Fire Department.
4. The phasing plan may require that any roadway greater than 150' in
length that is not provided with an outlet shall be required to have a
turn around.
5. All roads shall have a turning radius of 28' inside and 48' outside.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDNISION N0.3 / (FP-03-039)
Page 2 of 5
6. Insure that all yet undeveloped parcels are maintained free of
combustible vegetation per section 1103.2.4 of the Uniform Fire
Code.
Operational fire hydrants and temporary or permanent street signs
are required before combustible construction begins. UFC 901.4.2
& 901.3
8. A minimum of two points of access will be required for any portion
of the project, which serves more than 50 homes. UFC 902.2.1
9. Building setbacks shall be per the Building Code for one and two
story construction.
1.2 The Central District Health Department requires after written
approval from the appropriate entities aze 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 Welfare, 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
storrnwater 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.
1.3 The Nampa & Meridian Irrigation District requires the following:
1. A Land Use Change Application shall be filed for review
prior to final platting.
2. All laterals and waste-ways must be protected. All
municipal surface drainage must be retained on site. If any
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDNISION NO. 3 / (FP-03-039)
Page 3 of 5
surface drainage leaves the site, the District must review
drainage plans.
3. The developer must comply with Idaho Code 31-3805.
2. The fmal 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 of off-site and required on-site
improvements.
NOTICE OF RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a
regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk
not more than twenty-eight (28) days after the final decision concerning the matter at issue. A
request for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review maybe filed.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION N0.3 / (FP-03-039)
Page 4 of 5
By action of the City Council at its regular meeting held on the day of
2003.
Attest:
G. Berg, Jr.,
By: ~
a"""'~~""'1j11 ROBE T D. CORRIE
`~.~°~.~`~ ~M~~~/,q~.lVlayor, City of Meridian
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Copy served upon Applicant, the Plannin~'faiid'~:'o`ivng Department, Public Works De~3artment,
and City Attorney. \\~~~~``OF '~ER~ JJf,,f
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CEDAR SPRINGS SUBDIVISION N0.3 / (FP-03-039)
Page 5 of 5
MRYD&
Robert D. Come
CITY COUNCIL MEMBERS
Tammy deW'ee_rd -
Kei[h Bird
Cherie McCandless
William L.M. Nary
HUB OF TREASURE VALLEY -
A Good Place tb Live -
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888.4433 ~ FAx (208) 887-4813 - - -
City Clerk Office Fax (208).888-4218 - -
LEGAL DEPA RTi~IENT
(208)46fi-9272 Fax 466-4401
PUBLIC WORKS -
BUILDING DEPARTMENT
(208) 8985500 ~ Fax 887-1297
PLANNING AND ZONING
DEPARTMENT.
(208) 884-5513 ~ FA1C-888-6854
STAFF REPORT: City Council Date: July 8, 2003
To: Mayor, City Council and Planning & Zoning Commiss~
From: Sonya Allen, Planner I ~~ ~ - ~ -" y~~' ~. ~/ ~ m~F
a ~.~
Bruce Freckleton, Senior Engineering Tech ~ .)~l ~ ~,~
Re: Cedar Springs Subdivision No. 3 U,rv OY -'r,/Jc-
t, ,
• Request for Final Plat Approval of Ninety-Six (96) Building Lots and Seven
(7) Other Lots on 38.59 Acres in an R-4 Zone for Cedar Springs Subdivision
No. 3, byHowell-Murdoch Development Corporation (File No. FP-03-039)
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, Howell-Murdoch Development Corporation, has requested approval for the
third phase of Cedar Springs Subdivision, located on the west side of N. Meridian Road, north
of W. Ustick Road. This phase includes 96 single-family building lots and seven. other lots on
38.59 acres at a gross density of 2.48 per acre.
The submitted final plat complies with the approved preliminary plat (PP-00-018).
Staff s failure to cite specific ordinance provisions or terms of the approved preliminary plat
does not relieve Applicant of responsibility for compliance.
LOCATION
The subject property is located on the west side of Meridian Road, north of the Meridian Settlers
Park location, and approximately 1/3 mile north of Ustick Road.
SURROUNDING PROPERTIES
North: Rural residential/agricultural property, zoned RUT (Ada County).
South: Meridian Settlers Pazk, zoned L-O.
East: Sundance Subdivision, zoned R-8.
Cedar Spring, No3. FP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: July 3, 2003
Page 2
West: Rural residential/agricultural property, zoned RUT (Ada County). _
SITE SPECIFIC REQUIREMENTS/FINAL PLAT
1. Applicant is to meet all terms of the approved preliminary plat (PP-00-018) and development
agreement (Inst. No. 102067381).
2. Submit compaction test results to the Meridian Building Department for any building pads
within lots receiving engineered backfill.
3. Applicant shall comply with preliminary plat condition #2 (pg. 5) regarding the vacation of
Venable Lane. The Vacation application shall be approved by the City of Meridian and Ada
County Highway District prior to final plat signature by the City Engineer.
4. Any drainage areas (detention/retention basins) must be designed to ensure that water is
retained only during 100-year storm events, and for a period of time not to exceed 24 hours.
Side slopes within drainage areas shall not exceed 3:1.
~. Street s igns are t o b e i n p lace, water sy stem s hall b e a pproved a nd a ctivated,pressurized
irrigation system approved and activated, drainage lots constructed, perimeter fencing
installed, and road base approved by the Ada County Highway District prior to applying for
building permits.. All development improvements shall be 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 fmal plat.
6. Fencing adjacent to micropaths shall be installed per MCC 12-13-15-9
7. Landscaping is approved per the landscape plan dated 5/31/02, with two modifications:
a. The six (6) Paper Birch trees shown on Sheet L-2 shall be replaced with a tree
species permitted under MCC 12-13-7-1.
b. No fencing over three (3) feet high, if solid, is permitted within 20 feet of any
right-of--way line. There are several five-foot high fences shown adjacent to public
streets on Sheet L-2 on common lots. These azeas shall be constructed in
conformance with MCC 11-20-2.
8. Applicant shall submit a revised Landscape Plan for approval by the P&Z Department prior
to City signature on the final plat.
9. Sanitary sewer service and municipal water to this development shall be via extensions from
mains being installed in previous phases. Applicant will be responsible to construct the sewer
and water mains to and through this proposed development, thereby making them available
to adjacent properties. Subdivision designer to coordinate main sizing and routing with the
Public Works Department.
FP -03-°39
N
~~ ~~~ ~„ ~ O~ Cedar Sprin4s Na3. FP
Planning & Zoning Coinmission/Mayor & City Council
Transmittal Date: 7uly 3, 2003
Page 3
10. Applicant shall be required to -pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signahtre.on the final
plat per Resolution 02-374.
11.Developer shall coordinate mailbox locations-with the Meridian Post Office.
i2. The applicant has indicated that this phase. will be a continuation of the Settler's Irrigation
District pressure irrigation system. being installed in previous phases, however staff believes
this is an error since the pressurized imgation system is own and maintained by the Nampa &
Meridian Irrigation District. The City of Meridian requires that pressurized irrigation systems
be s upplied b y a year-round s otuce o f w ater. If a c reek o r w ell s ource i s n of a vailable, 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.
13. Complete the Certificate of Owners and accompanying Acknowledgment
14. Add adjacent platted subdivision names to Sheet 2 of 4 of the plat.
15. Label the "RPOB" on Sheet 2 of 4, and add "UNPL,ATTED" along the north and west
boundaries.
16. The sum of the '/~ right-of--way dimensions shown on the east end of W. Welch Street don't
equal the distance along the subdivision boundary.
17. Please add or revise the following plat notes:
• Note #7. ."All buildable lots, extent for Lot 11, Block 25, are for single family
dwellings only. Lot 11, Block 25 shall be desienated as a future elementary school lot
• Also revise Note #7 to read 1j400 s.f, not 1,401.
• Note #12.....Instrument No.
• Note #13.....Instrument No.
• Note #8 ...Add Lot 9, Block 24...
• Add a note pertaining to the "Right to Farm Act"
GENERAL REQUIREMENTS
1. Tile all imgation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous 1o the area being subdivided per City
Ordinance 12-4-13. Submit written confirmation of plan approval from the appropriate
irrigation/drainage district, or lateral users association to the Public Works Department.
2. 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-domestic purposes such as landscape irrigation.)
FP-03-039 ~/ ~~~ ~~ ~/ ~ ~ 7 Cedar Springs NoJ. FP
Planning & Zoning Commission/1Vlayor & City Council -
Transmittal Date: July 3, 2003 .
Page 4 -
3. 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.
3. Replace any tree over four (4) inch caliper that is removed from the property with an
equivalent number of caliper inches of trees. (Required landscape buffer trees will not be
considered as replacement trees for those trees that have to be removed.)
4. Coordmate with the P/Ieridian Public Works Department and the Meridian City/Rural Fire
Department to determine fire flow requirements. Provide a letter from the Fire
Department stating required fire flow requirements prior to final plat approval.
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
!P -03-039 •6 •¢ ~~ ~ ~ ~ • Ceder Springs No3. FP