HomeMy WebLinkAboutCastlebrook No. 2 FP Order ApprBEFORE THE MERIDIAN CITY COUNCIL
C/C 08/19/03
IN THE MATTER OF THE
APPLICATION OF CENTENNIAL
DEVELOPMENT, LLC FOR
APPROVAL OF FINAL PLAT FOR
CASTLEBROOK SUBDIVISION
NO.2, LOCATED AT NORTH
BLACK CAT ROAD AND EL GATO
LANE, MERIDIAN, IDAHO
CASE NO. FP-03-044
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 August 19, 2003, and the Council finding 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 Scott Beecham, 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 "CASTLEBROOK SUBDNISION NO. 2" as evidenced in Plat
bearing: "PLAT SHOWING CASTLEBROOK SUBDNISION NO. 2, LOCATED IN THE SW
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION N0.2 / (FP-03-044)
Page 1 of 5
'/ OF THE NW '/ OF SECTION 10, T.3N., R.1 W., B.M. MERIDIAN, ADA COUNTY,
IDAHO 2003 ENGINEERING NORTHWEST, LLC BOISE, IDAHO,
J:\CASTLEBROOK 2_03011\Drawings\00_CASTLEBRK2 PLATl.dwg 6/25/2003, 03-011-
00, SHEET 1 OF 3, HANDWRITTEN DATE: 6-26-2003", Centennial 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 Freckleton, Engineering
Technician III, and Sonya Allen Planner I for the Planning and Zoning Department, dated:
Hearing Date: August 19, 2003, listing 18 Site Specific Comments and 12 General
Requirements, a true and correct copy of which is attached hereto marked Exhibit "A", and
consisting of five pages, and by this reference incorporated herein, and the addifional
requirements from the action of the Council taken at their August 19, 2003 meeting as follows,
to-wit:
1.1 Comply with the Meridian Fire Department's requirements as
follows:
1. 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
tum around.
2. All roads shall have a turning radius of 28' inside and 48' outside.
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
4. The roadways shall be built to Ada County Highway Standards and
shall have a clear driving surface, available at all times, which is
20' wide. UFC 902.2
ORDER OF CONDTfIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION NO.2 / (FP-03-044)
Page 2 of 5
5. With the size of the project it would be preferred to have multiple
points of access in order to provide assurance that at least one
access point will be available to emergency services. UFC 902.2.1
1.2 Comply with the Nampa & Meridian hrigation District as follows:
The District's Kennedy Lateral's easement is plotted as a
separate lot. This lot must remain as the easement for the
Kennedy Lateral only. Any other use of this easement or
lot must be with the approval of the District. If the above
request is not acceptable to Meridian's Planning and
Zoning as well as the owner then this plat must be revised
to show the Kennedy Lateral easement being protected.
2. All municipal surface drainage must be retained on site. If
any surface drainage leaves the site, the District must
review drainage plans.
3. The developer must comply with Idaho Code 31-3805.
1.3 Comply with the action of the City Council taken at their August
I9, 2003 meeting as follows:
1. For clarification, the Final Plat has been adjusted to
accommodate the Kennedy Lateral.
2. That in Site Specific Requirements of the staff, and in
particular under number 6 the second bullet, it shall now
read as follows:
Revise 6' vinyl or cedar fencing around perimeter of
subdivision to indicate that vinyl fencing is required
to match the fencing as approved in Phase One.
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION N0.2 / (FP-03-044)
Page 3 of 5
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 FINAL ACTION
AND RIGHT TO REGULATORY TAHINGS 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.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which maybe adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the ~q+~" day of
,Iti12.A~~t , 2003.
'\
B
ROBERT D. CORRIE
Mayor, City of Meridian
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION N0.2 / (FP-03-044)
Page 4 of 5
Attest:
William G. Berg, Jr.,
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CASTLEBROOK SUBDIVISION N0.2 / (FP-03-044)
Page 5 of 5
HUB OF TREASURE VALLEY
MAYOR A GOOd Place [O L1Va LEGAL DEPARTMENT
Robert D. Come
CITY OF MERIDIAN (208) 466-9272 • Faz 466-4405
CITY COUNCIL MEMBERS PUBLIC WORKB
Tanuny deWeerd 33 EAST IDAIIO BUILDING DEPARTMENT
(208)898-SSOO~Fax 887-1297
Keith Bird MERIDIAN, IDAHO 53642
Cherie McCandless (208) 888-4433 ~ FAX (208) 8874813 PLANNING AND ZONING
William L.M. Nary City Clerk Office Fax (2D8) 888-4218 DEPARTMENT
(208)884-6533~FAX 886-6854
STAFF REPORT: Hearing Date: August 19, 2003
To: Mayor, City Council and Planning & Zoning Commission
From: Sonya Allen, Planner I ~~
Bruce Freckleton, Senior Engineering Tech
Re: Castlebrook Subdivision No. 1 Phase II
• Request for Final Plat Approval of Sixty-Five (65) Building Lots and Twelve
(12) Other Lots on 24.21 Acres in an R-4 Zone, by Centennial Development,
LLC (File No. FP-03-044).
We have reviewed the above referenced submittals 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, Centennial Development, LLC, has requested final plat approval for
Castlebrook Subdivision No. 1, phase II, consisting of sixty-five (65) building lots and twelve
(12) other lots on 24.21 acres of land located on the east side of Black Cat Road, approximately
'/z mile south of Cheny Lane, directly south of Coral Creek Subdivision.
The minimum building lot size within the R-4 zone is 8,000 square feet with a minimum house
size of 1,400 s.f. The "other" lots within the subdivision consist of twelve (12) common
landscape/drainage lots. Total acreage of open space within the subdivision is approximately
2.95 acres.
A modification has been made to the fmal plat from the approved preliminazy plat relocating the
sewer easemenUpathway from between Lots 7 & 8 to between Lots 11 & 13, Block 3. The
approved preliminary plat showed one pedestrian access to Black Cat Road. Since phase I was
approved at final plat level with a pedestrian access, at build-out the subdivision would comply
with the preliminary plat, even though the pedestrian access to the south is in a different location.
The Public Works Department requested a lift station site at the north-west corner of phase 1
(Lots 5 & 6, Block 1) of the subdivision with a 20' wide sewer easement in Lot 4. As a result, the
remaining lots along N. Glamorgan Avenue barely meet the minimum frontage requirements,
leaving no additional room for a sewer easement/pathway as originally approved in the
EXHDlIT "A" 1 OF 5
Planning & Zoning Commission/Mayor & City Council
Hearing Date: August 19, 2003
Page 2
preliminary plat between Lots 7 & 8. Since the modification was required by the Public Works
Department, Planning & Zoning staff supports the proposed change.
Staff recommends approval of the final plat for the second phase of Castlebrook Subdivision No.
1 with the comments and conditions stated in this report.
SITE SPECIFIC REQUIREMENTS
1. Applicant shall meet all terms of the approved Preliminary Plat (PP-02-016).
2. Water service to this site shall be via main line extensions from the existing mains
adjacent to the property. The applicant shall be required to extend water mains to and
through the proposed development, thereby making them available to the adjacent
properties (Stub streets, W. El Gato and N. Black Cat Roads).
3. Staff finds that sanitary sewer service will be available to the lots within the proposed
subdivision. Sanitary sewer service to this site will be via a temporary lift station within
the Blackstone Subdivision. This station pumps to an existing gravity sewer main located
in Black Cat Road that then flows to the Ashford Greens lift station. The Blackstone lift
station shall be upgraded or modified, at this developer's expense, to the City of
Meridian's standards and specifications. The applicant will be responsible to construct
lateral sewer mains to and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Public Works Department. This
development shall be subject to the Ashford Greens sewer latecomer fees. Black Cat
trunk development fee of $1,500.00 per dwelling unit shall also be assessed against this
development. Payment of the trunk development fees and latecomer fees are required
prior to signature on the final plat map by the City Engineer.
4. Underground year-round pressurized irrigation must be provided to all lots within this
development. The applicant has indicated that the Nampa & Meridian Irrigation District
shall own and maintain the system within this development. 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 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.
5. Fencing adjacent to micropaths shall be installed per MCC 12-13-15-9. All fencing shall
be reduced to three feet in height within twenty feet of the right-of--way. Fencing shall be
installed prior to the issuance of occupancy permits within this phase.
6. Revise the Landscape Plan as follows:
• Remove the two trees located in Lot 12, Block 3. Trees are not allowed in
EXHIBIT "A" 2 OF 5
Planning & Zoning Commission/Mayor & City Council
Hearing Date: August 19, 2003
Page 3
landscaping over sewer easements. A pathway is also not required on this lot.
• *Revise 6' vinyl or cedar fencing around perimeter of subdivision to 6' vinyl.
Vinyl fencing is required to match the fencing as approved in phase 1. (*See
revision on the Final Plat Order per City Council action taken at their
August 19, 2003 meeting.)
7. 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 will not be considered as replacement trees for
those trees that have to be removed.
8. Add street name to face of plat for the stub street to the east, adjacent to Lot 8, Block
7, and the Cul-de-sac off of EI Gato Raod.
9. Increase the width of Lot 12, Block 3, to 20' as required by the Public Works
Department for the sewer easement, and add the blanket easement in favor of the City
of Meridian over Lot 12, Block 3 to plat note 6.
10. Lot 7, Block 8 doesn't meet the minimum 80-foot street frontage required by
ordinance. Please adjust the lots to meet the minimum requirement, or add an arrow
symbol on the lot pointing to the north stub street, and to the plat legend, to indicate
house front orientation.
11. Add the 5.47' tangent section of Lot 28, Block 3 to the plat Line Table.
12. Add the missing distance dimension along the south boundary of Lot 18, Block 3.
13. Graphically depict 5-foot wide public utilities, drainage, and irrigation easements along
the north side of Lot 4, Block 3, Lots 27 & 8, Block 4, Lot 7, Block 5, Lots 22 & 11,
Block 6, and Lot 7, Block 7, as these are side lot lines against the adjacent phase.
14. Graphically depict 10-foot wide public utilities, drainage, and irrigation easements
along the northeast and northwest sides of Lot 24, Block 4.
15. 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.
16. Complete the Certificate of Owners and accompanying Acknowledgment.
17. Add or revise the following fmal plat notes:
(6.) Delete Lot 25, Block 4 as a common lot. It is a buildable lot.
EXHIBIT "A" 3 OF 5
Planning & Zoning Commission/Mayor & City Council
Hearing Date: August 19, 2003
Page 4
(7.) Shouldn't the noted portions that are owned by the United States ofAmerica be
graphically depicted? If these portions are included in the plat wouldn't the USA have to
be signatory to the plat? The ownership of the remaining portions must be noted.
(8.) Delete "Lot 1, Block 7" as it does not exist in this phase, and add the ownership
the lots.
(16.) Complete the recording information. If a development agreement was not
required, delete note.
~) Add note: The pressurized irrigation svstem within this develooment is to be
owned and maintained by the Nampa & Meridian Irrigation District.
18. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary
plat, conditional use permit or development agreement does not relieve Applicant of
responsibility for compliance.
GENERAL REQUIREMENTS
1. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
3. Two hundred, and one-hundred-watt, high-pressure sodium streetlights 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.
4. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans.
Plans will need to be approved by the appropriate ireigation/drainage district, or lateral
users association, with written confirmation of said approval submitted to the Public
Works Department.
5. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed, and
road base approved by the Ada County Highway District prior to applying for building
permits. All development improvements, including fencing, micro-paths, irrigation, and
landscaping 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,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
EXHIBIT "A" 4 OF 5
Planning & Zoning Commission/Mayor & City Council
Hearing Date: August 19, 2003
Page 5
6. Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
7. Any existing domestic wells and/or septic systems within this project will have to be
removed 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.
8. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
9. Submit "Final" letter from the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
10. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
11. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
12. Provide five-foot-wide sidewallcs in accordance with City Ordinance Section 12-5-2.K.
Applicant shall coordinate mailbox locations with the US Postal Service.
RECOMMENDATION
Staff recommends approval of the proposed final plat, with the aforementioned conditions.
EXHIBIT °`A" 5 OF 5