HomeMy WebLinkAboutCourtyards @ Ten Mile FP OrderBEFORE THE MERIDIAN CITY COUNCIL
C/C 11/25/03
IN THE MATTER OF THE
APPLICATION OF DOUG
CAMPBELL AND THOMAS
BEVAN FOR APPROVAL OF 28
BUILDING LOTS AND 3
OFFICE/COMMERCIAL LOTS
AND 10 COMMON LOTS ON 11
ACRES IN R-15 AND C-N ZONES
FOR THE COURTYARDS AT TEN
MILE, LOCATED NORTHEAST OF
WEST PINE AVENUE AND NORTH
TEN MILE ROAD, MERIDIAN,
IDAHO
CASE NO. FP-03-064
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 November 25, 2003, and the Council finding that the
Administrative Review is complete from Sonya Allen, Planner for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, dated: Hearing Date: November
25, 2003, to the Mayor and Council, and that Anna Powell Planning Director for the Planning
and Zoning Department, 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 "THE COURTYARDS AT TEN MILE, A PORTION OF THE
NWl/4 OF THE SWl/4 OF SECTION I1, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-064)
Page 1 of 6
MERIDIAN, ADA COUNTY, IDAHO 2003, INDEX NO. 314-11-3-0-0-00-OQ JOB NO.
SD001.001, SHEET 1 OF 2 SHEETS, LEAVITT & ASSOCIATES ENGINEERS, INC", Doug
Campbell and Thomas Bevan, 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 for the Planning and Zoning
Department, dated: Hearing Date: November 25, 2003, listing 30 SITE SPECIFIC COMMENTS
and 7 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked
Exhibit "A", and consisting of six pages, and by this reference incorporated herein, and the
additional requirements from the action of the Council taken at their November 25, 2003 meeting
as follows, to-wit:
1.1 Comply with the conditions of the Meridian Fire Department as
follows:
One and two family dwellings will require a fire flow of
1,000 gallons per minute be available for duration of 2
hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart.
2. Commercial and office occupancies will require afire-flow
consistent with the Uniform Fire Code to service the
proposed project. Fire hydrants shall be placed an average
of 400' apart.
3. Acceptance of 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 thru the Public Works
Department.
All roads shall have a turning radius of 28' inside and 48'
outside, including the landscaping circle on the end of
Macbeth Ct.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-064)
Page 2 of 6
6. Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
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.
8. The fire department requests that any future signalization
installed as the result of the development of this project be
equipped with Opficom Sensors to ensure a safe and
efficient response by fire and emergency medical service
vehicles. This cost of this installation is to be borne by the
developer.
9. All access roads leading into and vv~thin the project shall
have a clear driving surface with a minimum width of 20'
available at all times.
10. Access will be required to all commercial properties to
within 150'-from the approved fire lane.
11. All commercial uses shall comply with the 2000
International Building & Fire Code.
1.2 Comply with the conditions of the Central District Health
Department as follows:
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 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
stormwater management system that is preventing groundwater and
surface water degradation. Manuals for guidance:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-064)
Page 3 of 6
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 Comply with the conditions of the Nampa & Meridian Irrigation
District as follows:
The District requires a Land Use Change Application to be
filed for review prior to final platting.
2. All laterals and waste ways must be protected. The District's
Ten-Mile Stub Drain courses along the north boundary of this
proposed project. This easement must be protected and any
encroachment without a signed License Agreement and
approved plan, before any construction is started, is
unacceptable.
3. All municipal surface drairage must be retained on site. If any
surface drainage leaves the site, the District must review
drainage plans.
4. The developer must comply with Idaho Code 31-3805.
5. Should the development be planning a pressure urban irrigation
system that will be owned, operated and maintained by the
District, then the developer shall coordinate with the District
concerning the installation of the pressure system. Fill out and
return a questionnaire to initiate the process of contractual
agreements between the owner or developer and the District for
the ownership, operation and maintenance of the pressure
urban irrigation system.
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 / (FP-03-064)
Page 4 of 6
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 fmal 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 regulaz meeting held on the
25~~
day of
~~yl f~+- ~t- , 2003.
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT 1(FP-03-064)
Page 5 of 6
Attest:
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Copy served upon Applicant, the Planning
and City Attorney.
By:
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-064)
Page 6 of 6
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
Rober[ D. Corzie
CITY OF MERIDIAN (208) 466-9272 • Fax 466-4405
CITY CDDNCtL MEMBERS PUBLIG WDRKS
deWeerd
Tamm 33 EA$T IDAHO BUB.DING DEPARTMENT
y (208) 898-5500 ~ Fax 887-1297
Keith Bird MEItIDLAN, IDAHO 83642
Cherie McCandless (208) 888-4433 ~ FAX (208) 887-4813 PLANNING AND ZONING
City Clerk Office Fax (208) 8864218 DEPARTMENT
William L.M. Nary (208) 884-5533 ~ FAX 888-6854
STAFF REPORT: Hearing Date: November 25, 2003
To: Mayor, City Council and Planning & Zoning Commission
From: Sonya Allen, Assistant City Planner ~~~
Bruce Freckleton, Senior Engineering Tech
Re: The Courtyards at Ten Mile
Final Plat approval of Twenty-Eight (28) Multi-Family Residential Attached
Building Lots, Three (3) Office/Commercial Lots, and Ten (10) Common Lots on
11 Acres in R-15 & C-N (P.D.) Zones, by Doug Campbell and Thomas Bevan
(File No. FP-03-064).
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 applicants, Doug Campbell and Thomas Bevan, have applied for Final Plat approval of 28
multi-family residential attached building lots, 3 office/commercial lots, and 10 common lots on
11 acres of land for The Courtyards at Ten Mile, a mixed use subdivision. The current zoning
designations for the proposed subdivision are R-15 {High Density Residential) and C-N
(Neighborhood Commercial) zones. This subdivision will have a gross density of 4.2 d.u./acre
with a net density of 7.27 d.u./acre.
The multi-family dwellings in this development will consist of two-story structures (containing
4-units each) centered on two lots with the common wall dividing the two upstairs and
downstairs units. The common lots within the subdivision consist of landscape/drainage/pathway
lots which will be owned and maintained by the Homeowners Association. The pressurized
irrigation system within this development will be owned and maintained by Nampa & Meridian
Irrigation District.
The submitted final plat substantially complies with the approved preliminary plat. As a
condition of the preliminary plat, the applicant was required to place the street buffers along N.
Ten Mile Road in common lots; this has been done.
A Conditional Use Permit (Planned Development) was approved for the proposed subdivision
which allowed for residential lofts above the retail in buildings A & C; reductions in setbacks for
EXHIBIT "A"
PAGE 1 OF 6
Planning & Zoning Commission/Mayor & City Council
Hearing Date: November 18, 2003
Page 2
the following: front garage 10', front of house 15', rear 10', interior side 5', and street side
(corner lots) 10'; reduction in the minimum lot size to 8,000 s.£; lot frontage 80'minimum; 900
s.f. minimum house size; increase in allowable cul-de-sac length to 497'. The minimum lot
frontage that the applicant requested was 80'; however, the applicant incorrectly figured that by
adding the frontages of the attached building lots together, it should have been 40' per lot. The
same is true for the requested 8,000 s.f. minimum lot size; it should have been a 4,000 s.f.
minimum lot size. The preliminazy plat was approved with the correct frontages and lot sizes.
Staff recommends approval of the final plat for The Courtyazds at Ten Mile, with the comments
and conditions stated in this report.
LOCATION
The proposed subdivision is located on the NE corner of W. Pine Ave. and N. Ten Mile Road in
the SW '/a of Section 11, T.3N., R.1 W.
North: Property zoned L-O (Limited Office) and rural residential/agricultural property, zoned
RUT (Ada County).
West: Rural residential/agricultural property, zoned RUT (Ada County).
East: Rural residential/agricultural property, zoned RUT (Ada County).
South: Future site of Central Valley Baptist Church, zoned L-O.
SITE SPECIFIC COMMENTS /FINAL PLAT
1. Applicant is to meet all terms of the approved preliminary plat (PP-03-010), conditional
use permit (CUP-03-020), and Development Agreement (Inst. No. 103184142).
2. The applicant has indicated that Nampa & Meridian Irrigation District will own and
maintain the pressure irrigation system within this development. 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, asingle-point connection to the municipal 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 fmal plat by the Meridian City Engineer.
3. Per the Preliminary Plat Findings, all fencing adjacent to pathways or common area lots
shall be 4-feet in height if constructed of a non-sight obscuring material or 3-feet in
height if constructed of a solid material. Perimeter fencing is approved as shown on the
fencing plan.
All fencing shall be reduced to three feet in height within twenty feet of the right-of--way.
EXHIBIT "A"
PAGE 2 OF 6
Planning & Zoning Commission/Mayor & City Council
Heazing Date: November 18, 2003
Page 3
4. 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 perimeter fencing, 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, amenities, sanitary sewer, water, etc., prior to
signature on the final plat.
5. Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains. 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. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
6. Complete the Certificate of Owners and accompanying Acknowledgment prior to
signature on the final plat.
7. Any drainage areas (detention/retention basins) must be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a 100-year storm event.
8. 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.
9. Revise or add the following notes to the face of the plat:
(1.) Revise note to read: "Building setbacks and dimensional standards in this
subdivision shall be in compliance with Conditional Use Permit (CUP-03-0201."
(4.) Delete Note. (Easements have been graphically depicted on all lots)
(10.) Revise note to read: ...by blanket public utilities, drainage, and irri atilt on...
11. Add note: The pressurized irrigation system within this development will be
owned and maintained by Nampa & Meridian Irrigation District.
(1~ Add note: The owner of each lot across which passes an irrigation/draina eg ditch
or pipe is responsible for the maintenance thereof, unless such responsibility has
been assumed by an irrigation/drainage district.
~) Add note: The bottom elevation of building footings shall be set a minimum of
12-inches above the highest established normal groundwater elevation.
EXHIBIT "A"
PAGE 3 OF 6
Planning & Zoning Commission/Mayor & City Council
Hearing Date: November 18, 2003
Page 4
~~ Add note: No building Hermits shall be issued on any lots in this subdivision until
the Hrovisions of the recorded Development Aereement Instrument No
103184142 have been fulfilled as determined by the City of Meridian.
j15.1 Add note: Any drainage areas (detention/retentionbasiHs) must be designed to
ensure that water will percolate or dischazge within a Heriod of time not to exceed
24 hours for all storms up to and including a 100-veaz storm event.
10. Revise "W. Treva Drive" to read "N. Treva Drive" per the street name approval letter.
11. Revise "Ten Mile Road" to read "N. Ten Mile Road" per the street name approval letter.
12. Revise "N. Grey Cloud Way" to read "N. Gray Cloud Way" per the street name approval
letter.
13. Revise detail of Block 3, Lot 1 to show "L26 and L27."
14. Revise detail of Block 4, Lot 1 to show the through bearing as S55°33'07"W.
15. Revise the leader line for the overall distance of the south line of the subdivision to the
angle point, centerline of the Ten Mile Drain.
16. Revise the leader line for the overall distance of the west line of the subdivision to the
angle point, south boundary line extended.
17. Remove the square footage notation from each lot and plat legend.
18. The overall distance shown across the north boundary of Lots 9-13, Block 2 doesn't
equal the sum of the individual distances shown for each lot. Please make the corrections
necessazy.
19. Provide a detail for the lot pin configuration at the northwest corner of Lot 3, Block 2.
20. Add "Meridian" to the situate statement on the face of the plat.
21. Change the year of the plat, sheets one and two, to "2004," as this plat won't be recording
this year.
22. Revise the line types in the plat, and legend to show the heaviest line for the exterior
subdivision boundary, a standard line/dash for the centerline, a dashed line for the
easements.
23. Delete the "0 setback lot line" from the plat legend.
EXHIBIT "A"
PAGE 4 OF 6
Planning & Zoning Commission/Mayor & City Council
Hearing Date: November 18, 2003
Page 5
24. Add the water service origin statement to the Certificate of Owner's per LC. 50-1334.
25. Delete the certificate for the Meridian Planning and Zoning commission.
26. Revise the "Approval of City Engineer" to reference "Ada" County.
27. Revise the certificate "Approval of City Council" to only have the City Clerk's signature
line.
28. Revise the certificate "Approval of Central District Health Department"
29. Developer shall coordinate mailbox locations with the Meridian Post Office.
30. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary
plat or conditional use permit does not relieve the Applicant of responsibility for
compliance.
GENERAL REQUIREMENTS
1. 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. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature
2. 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.
3. Two-hundred-fifty and 100-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Departrnent. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
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.
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.
EXHIBIT "A"
PAGE 5 OF 6
Planning & Zoning Commission/Mayor & City Council
Hearing Date: November 18, 2003
Page 6
6. Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for The Courtyards at Ten Mile with the above stated
comments and conditions.
EXHIBIT "A"
PAGE 6 OF 6