HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
CITY HALL
(208) 888-0433 -Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 867-2211 -Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 -FAX 466-4405
- _~ "-_ i l1YUa
STAF REPORT: RHeari(n~g D~ate:~JuTne 1, 2004
To: Mayor & City Council j ~E d-i 1J I V ~j D
From: Brad Hawkins-Clark, Principal City Planner off- MAY 2 6 2004
Bruce Freckleton, Engineering Tech III ~ City Of Meridian.
~O City Clerk Office
Re: Request for Final Plat Approval of Bridgetower Crossing Subdivision No. 7
Consisting of Sixty-six (66) Building Lots (Single-family Residential,
Commercial and Office) and Seven (7) Other Lots on 27.17 Acres in R-4 and C-G
Zones by Primeland Development, LLP (File# FP-04-031)
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted
by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
This is the seventh phase of Bridgetower Crossing Subdivision, located at the southeast comer of
W. McMillan Road and N. Ten Mile Road in the N.W. r/ of Section 35, T.4N., R.1W. This
phase of the subdivision includes 59 single-family, attached townhouse building lots, 3
commercial lots, 4 office lots and 7 common/other lots on 27.17 acres.
The townhouse lots and three of the office lots (Lots 69, 71 and 72, Block 10) are located in an
R-4 zone (with a Planned Development) and all three commercial lots and one of the office lots
(Lot 68) are located in an existing C-G zone. (Note: This is a correction to the application,
which states the zoning is R-4/PD for the entire phase.) When Bridgetower Crossing
Subdivision was annexed, the subject comer and the northeast corner of McMillan and Ten
Mile were approved with a commercial zone (approximately 16 acres on the north and 11 acres
on the south of McMillan). The minimum house size within the townhouse portion of the
subdivision is 1,200 square feet, excluding garage area. The recorded Development Agreement
also requires that the commercial lots be developed under the CUP process.
The common area lots within the subdivision consist of landscape/open space/drainage lots and
a sanitary sewer easement lot (Lot 70, Block 10). All of the common lots in the residential
portion of the subdivision will be maintained by the Bridgetower Crossing Homeowner's
Association. The common areas in the commercial and office portion will be maintained by
FP-04-031 Bridgetower Crossing Sub7.doc
Mayor & City Council
Hearing Date: June 1, 2004
Page 2 of 5
either a future business owner's association, the HOA or a combination thereof. The
pressurized irrigation system within this development is to be owned and maintained by the
Bridgetower Crossing and Verona Homeowner's Associations.
Staff fmds that the proposed final plat substantially complies with the approved preliminary
plat. There were, however, a few modifications that are detailed in the applicant's May 7 cover
- -letter. Specifically, the two public streets connecting McMillan and Ten Mile Roads
(Montelino Way and Quintale Drive) are additions to the fmal plat that were not shown on the
preliminary plat. It was always anticipated that a vehicular connection could be made through
this area via private commercial driveways, however. This change resulted in a shifr of the
townhouse area entrance road approximately 220 feet to the west. These modifications were
reviewed and approved by ACRD. There was also a shift in the location of the emergency
access drive from the north side of Astonte Court to-the west end of this cul-de-sac.
Staff recommends approval of this phase of Bridgetower Crossing Subdivision with the
comments and conditions stated in this report.
S_I_TE SPECIFIC REQUIREMENTS
1. Applicant is to meet all terms of the approved annexation (AZ-O1-003), preliminary plat
(PP-O1-005), conditional use permit (CUP-O1-006) and development agreement (Inst. No.
100079863).
2. The Developer shall be responsible for payment of water assessment fees for any
common azeas proposing to use City water as a backup irrigation source.
3. Street signs aze 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 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.
4. Sanitary sewer and water service to this site shall be via extensions from existing mains
installed adjacent to the proposed subdivision. Applicant will be responsible to construct
the sewer and water mains to and through this proposed development. Subdivision
designer to coordinate main sizing and routing with the Public Works Departrnent.
Sewer manholes are to be provided to keep the sewer lines on the south and west sides of
the centerline.
5. Underground yeaz-round pressurized irrigation must be provided to all lots within this
development. If the pressurized irrigation system within this development is to remain a
FP-04-031 Bridgetower Crossing Sub7.doc
Mayor & City Council
Hearing Date: June 1, 2004
Page 3 of 5
private Homeowners Association system, complete plans and specifications shall be
reviewed by the Public Works Deparhnent as part of the development plan review
process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval. 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.
6. The soils investigation report submitted with the application indicates that groundwater
was encountered at some fairly shallow depths within the project site. Design engineer
to provide a statement of compliance, prior to the approval of development plans that
certifies that the centerline finish grade of the streets, public or private, is at least three
feet above the established normal ground water elevation. This is an effort to ensure
that the building footings are at least one foot above the high groundwater.
7. Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless permanent fencing already exists at the subdivision boundaries. All
fencing shall be in compliance with MCC 12-4-10.
8. The Landscape Plan (Sheet LS-1, dated 4/20/04 by Harvest Design) shall be revised as
follows:
a. No landscaping is shown for Lot 67, Block 10 on the detailed plan. This lot shall
be planted in accordance with MCC 12-13-16.
b. All street trees along McMillan and Ten Mile Roads are shown in the legend as
"Flowering Trees" with no specific species called out. A mix of species is
required to be planted within each street buffer.
c. Indicate the total acreage dedicated to common open space on the face of the
landscape plan.
Submit three (3) copies of the revised plan along with an 8 t/z"x11" reduction to the
Planning & Zoning Department prior to signature on the fmal plat.
9. Please add or revise the following plat notes:
(9.) Revise to note that Lot 55, Block 10 includes a 20-foot wide emergency
access easement
(12) Add the following statement to this note: "Development on these lots may
occur onl~gh the CUP nrocess."
10. Applicant shall be required to pay Public Works development plan review, and
FP-04-031 Bridgetower Crossing Sub7.doc
Mayor & City Council
Hearing Date: June 1, 2004
Page 4 of 5
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
11. All drainage aeeas (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-yeaz storm event. Side slopes within drainage areas must be less
than 3:1 for accessibility and maintenance.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. Staffs 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. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the azea 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 owner's), 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 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. Final design locations and quantity aze determined after power designs are
completed by Idaho Power Company. Street light contractor to obtain design and permit
from the Public Works Department prior commencing installations.
4. Compaction test results must be submitted to the Meridian Building Department for all
lots receiving engineered backfill.
5. Submit "Final" letter from the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
6. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations aze set a minimum of three feet above the
highest established normal groundwater elevation.
FP-04-031 Bridgetower Crossing Sub7.doc
Mayor & City Council
Hearing Date: June 1, 2004
Page 5 of 5
7. Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
8. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
Sidewalks are to provide a clear five-foot-wide walkway pathway without encroachment
of mailbox structures.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Bridgetower Crossing Subdivision No. 7 with the
above stated comments & conditions.
FP-04-031 Bridgetower Crossing Sub7.doc