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HomeMy WebLinkAboutHollows Subdivision PP-00-013BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE ) APPLICATION OF BOND & ) SHELLI CAMPBELL, FOR ) PRELIMINARY PLAT APPROVAL ) FOR PROPOSED HOLLOWS ) SUBDIVISION, MERIDIAN, ) IDAHO ) ) PP-O0-O 13 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARy PLAT The above entitled matter coming on regularly for public heating before the City . Council on September 19, 2000, and Shaft Stiles, Planning and Zoning Administrator, appeared and testified, and the Applicant, Jeff Manship of Pinnacle Engineers, Inc., appeared and testified, and the City Coundl having received a reP°rt from Bruce Freddeton, Assistant City Engineer, and Shaft Stiles, Planning and Zoning Administrator, and the City Coundl having received as part of the record of this matter the recommendation to City Coundl of the Planning and Zoning Commission and the applicant having submitted the latest Preliminary Plat at the September 19, 2000, City Council meeting, and the "Preliminary Plat Drawing DATE: 05/01/00, Drawn By: RGS, CHECKED BY: J. CARPENTER, P.E., PROJECT NO. C006076, SHEET PP I, PINNACLE ENGINEERS, INC., Developer, for THE HOLLOWS SUBDIVISION," submitted for preliminary plat approval and which preliminary plat for approval application is herein received and adjudged by the City Coundl pursuant to Meridian City Code § 12-3-3. Therefore the City Council malqes the following FINDiNGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARy PLAT (PP-00-013) - 1 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 Medium Density Residential (R-3), and requires connection to the Municipal Water and Sewer System. [Meridian City Code § 11-7-2 C.] 2. The prdiminary 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 and conditions hereinafter set forth as conditions of preliminary plat approval. 4. The proposed devdopment 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 Assistant City Engineer 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 devdopment 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 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT (PP-00-013) - 2 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 described. DECISION AND ORDER 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 which are herein adopted: IT IS HEREBY ORDERED AND THIS DOES ORDER 1. The Preliminary Plat of the applicant as evidenced by Preliminary Plat hereinabove described, 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: 1.1 Submit letter from the Ada County Street Name Committee, approving the subdivision and street names with the final plat application. Mal~e any corrections necessary to conform. 1.2 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.3 Provide five-foot-wide sidewalks in accordance with City Ordinance (Ord. 1 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT (PP.00-013) - 3 1.4 2-5-2.IQ. All construction shall conform to the requirements of the Americans with Disabilities Act. 1.5 1.6 1.7 Any existing irrigation/drainage ditches crossing the property to be included in this proiect shall be tiled per City Ordinance, except as provided for under site specific requirements. The ditches to be piped should be shown on the preliminary plat map. Plans will need to be approved by the appropriate irrigation/drainage district or lateral users association, with written confirmation of said approval submitted to the Public Works Department. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance. Wells may be used for non,domestic purposes such as landscape irrigation. Sanitary sewer service to this site is proposed via extensions from proposed mains within "Wanda's Meadow Subdivision" therefore, the serviceability of this development is subject to the development of "Wanda's Meadow Subdivision." Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of the centerline. Due to the shallow depth of the sewer, natural ground to top of pipe, ASTM 2241 -SDR 21 Class 200 pressure pipe will be required for all sewer in Boulder Creel~ Avenue. 1.8 1.9 Water service to this site will be via an 8-inch diameter extension from an existing 12-inch diameter main in Ustidq Road, as well as an 8-inch diameter connection to the proposed 'q/Vanda's Meadow Subdivision." Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Two-hundred-fifty- and 100-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. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT (PP-00-013) - 4 1.10 1.10 Applicant has requested connection with the City water system for irrigation purposes and a Variance was granted by the City Council to accommodate this request. 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. A 20-foot-wide minimum landscape buffer, beyond the required ACHD right-of-way along Ustick Road, must be constructed by the developer as a condition of the plat. The landscape buffer shall be within a common lot, owned and maintained by a homeowners association, with a note indicating such on the Final Plat. The proposed buffer--Lot 1, Block 1 and Lot 10, Blodc 2--conforms to this requirement. Fencing shall not encroach within this buffer. 1.11 1.12 1.13 A detailed landscape plan for the landscape buffer was submitted with this application. Staff recommends approval of the submitted plan, as it conforms to recommended minimum tree spacing @ 1 per 35 lineal feet of frontage. The only potential concern is that the applicant is proposing to seed the grass (instead of sod) within the landscape buffer--and we have seen several problems with spotty grass establishment in seeded areas 'along other high-visibility arterial streets in the City. A final landscape plan for all common lots shall be submitted for review and approval with submittal of the Final Plat application. A letter of credit or cash surety will be required for the improvements prior to City signature on the Final Plat. Six-foot-high, permanent perimeter fencing shall be required around the property, except where the City has agreed in writing that such fencing is not necessary. Submit detailed fencing plans for review and approval with submittal of the Final Plat. All required fencing is to be in place prior to issuance of building permits. Any entry signage for the subdivision must be placed outside of a 40' X 40' dear sight triangle, measured from the projected intersection of Ustid~ Road and Boulder Creek Avenue; or, if the sign is less than 3' in height, it may be placed within the sight triangle. Show the entry signage location on the required landscape plan to be submitted with the final plat application. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT (PP-00-013) - 5 1.14 1.15 1.16 Adopt 1.17 1.18 1.19 1.20 1.21 1.22 Add a note to the final plat for minimum hoUSe size. (1500 SF exclUSive of Garage area) Developer shall be responsible for payment of assessments and the actual physical connection to the municipal sewer and water system of the existing home located on Lot 2, Blod~ 1. Fees are to be paid prior to signature of City Engineer on the final plat. Due to the potential for shallow depth to ground water, developer shall employ a soils scientist to determine the highest normal ground water elevation within the project limits. A report of the findings from the soils scientists investigation shall be required with the submittal of construction plans for this development. the Recommendations of the Ada County Highway District as follows: Dedicate 48-feet of fight-of-way from the centerline of Ustid~ 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. Locate Boulder Avenue as proposed, 188-feet west of the east property line. Locate Summeffalls Street aligned with the approved stub street located in Wanda's Meadow Subdivision to the east of the site. Install a sign at the terminus of Summeffalls Street stating that. "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. Construct Boulder Avenue and Summerfalls Street as S6-foot street sections with curb, gutter and 5-foot wide sidewall~ within 50-feet of right- of-way. Construct an ACHD approved tumaround at the terminus of Boulder Avenue. This turnaround shall be constructed to provide a minimum turning radiUS of 45-feet. Submit a design of the turnaround for review and approval by District staff. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT (PP-00-013) - 6 1.23 Construct a 5-foot wide concrete sidewalk on Ustick Road abutting the entire site, located 2-feet within the new right-of-way line. Coordinate the location and elevation of the sidewalk with District staff. 1.24 Close the existing driveway to Ustick Road from Lot 2, Block 1. Relocate the driveway to access Boulder Avenue. 1.25 Replace damaged curb, gutter and/or sidewalk on Summerfalls Street or Boulder Avenue with new curb, gutter and/or concrete sidewalk to match existing improvements if during construction these improvements are damaged. Segments to be replaced shall be determined by ACHD Construction Services staff. 1.26 Other than the public street specSfically approved with this application, direct lot or parcel access to Ustick Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. The City Council further require: 1.27 that an easement on the west boundary will be of suffident width to accommodate an irrigation ditch that will be piped according to City ordinance. 1.28 Tiling and access to headgates by downstream users shall be constructed and approved by the Public Works Department prior to approval of the Final Plat. 1.29 Developer will install a fence on the north, east and west sides of the property. o~By, action of the City Council at its regular meeting held on the /74~y of , 2ooo. " By: ~ 0 =. com -1Vlayor, City of Meridian FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT (PP-00-013) - 7 Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and City Attorney. Dated: ey/Z:\WorkXM¢vlesld~n 15360MXI-Iollows Subdiv~Pht.wlxt FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT (PP-00-013) - 8