Staff CommentsMAYOR
Tanury de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
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(208) 868-4433 _ Fax 887-0813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 -Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 -FAX 466-0405
STAF REPORT: Hearing Date: August 3, 2004
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To: Mayor & City Council d' ~~ ~ F ~~ ~ \ ~r-~ 7'g
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From: Sonya Allen, Assistant City Planner ~U(- ~ ~ 2~~4
Bruce Freckleton, Engineering Tech III
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City Clerk ~~ce
Re: Request for a Final Plat Approval of Bridgetower Crossing Subdivision No. 9
Consisting of Forty-two (42) Single-family Residential Building Lots and Ten
(10) Common Lots on 17.27 Acres in an R-4 Zone by Primeland Development,
LLP (File# FP-04-047)
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 ninth phase of Bridgetower Crossing Subdivision, located north of W. Ustick Road,
between N. Linder & N. Ten Mile Roads in the N th of Section 35, T.4N., R.1 W. This phase of
the subdivision includes 42 single-family residential building lots and 10 common lots on 17.27
acres. The gross density of phase No. 9 is approximately 2.43 dwelling units/acre. The net
density is approximately 2.89 dwelling units/acre.
The subdivision is located in an R-4 zone and has been approved as a planned development. The
minimum house size within the subdivision is 1,400 square feet, not including the garage area.
The common area lots within the subdivision consist of landscape, open space, and drainage
lots, and will be maintained by the Bridgetower Crossing Homeowners Association. The
pressurized irrigation system within this development is to be owned and maintained by the
Bridgetower Crossing and Verona Homeowners Associations.
The proposed final plat substantially complies with the approved preliminary plat.
A Conditional Use Permit (Planned Development) was approved for this subdivision that
allowed for increased block lengths and a reduction in street frontage to 69-feet for single family
residential for this subdivision.
FP-04-047 Bridgetower Crossing Sub 9.fp
Mayor & City Council
Hearing Date: August 3, 2004
Page 2 of 4
Staff recommends approval of Bridgetower Crossing Subdivision No. 9 with the comments and
conditions stated in this report.
SITE SPECIFIC REQUIREMENTS
1. Applicant is to meet all terms of the approved Preliminary Plat (PP-O1-005), Conditional
Use Permit (CUP-O1-006) and Development Agreement (Inst. No. 101117652).
2. The Developer shall be responsible for payment of water assessment fees for any
common areas proposing to use City water as a backup irrigation source. Applicant has
indicated the Creason Lateral will be used as the primary source, with Five Mile Creek
providing the backup source of water.
3. 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 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 service to this site shall be via extensions from existing mains installed
adjacent to the proposed subdivision. Water service shall be via extensions from
existing mains installed adjacent to the proposed subdivision, as well as from a proposed
new city well being planned within this development. 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
Department. Sewer manholes aze to be provided to keep the sewer lines on the south
and west sides of the centerline.
5. Underground pressurized irrigation must be provided to all landscape areas on site.
Applicant has indicated that the pressurized irrigation system within this development is
to be owned and maintained by the Homeowner's Association. Since the system is
being proposed as a private system, plans and specifications for the irrigation system
shall be reviewed by the Public Works Department 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.
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 aze at least one foot above the high groundwater.
FP-04-047 Bridgetower Crossing Sub 9.fp
Mayor & City Council
Hearing Date: August 3, 2004
Page 3 of 4
7. Fencing along micropaths shall be consistent with existing micropath fencing approved
in previous phases of Bridgetower Crossing Subdivision. The developer shall place a
deed restriction on the residential building lots adjacent to the micropath lots to prohibit
the construction of any solid fencing higher than four feet on the sides adjacent to the
pedestrian walkway lot per condition of the Preliminary Plat (Findings of Fact and
Conclusions of Law No. 4.E., page 7-8).
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists at the subdivision boundaries.
All fencing shall be in compliance with MCC 12-4-10.
8. Please add or revise the following plat notes:
a. Revise note #5:1~4CUP-O1-006.
b. Note #13: Revise to reflect the revised recorded development agreement
instrument number 101117652.
9. 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 fmal plat per Resolution 02-374.
10. Complete book and page number information (face of plat & within the legal
description), indicated on adjacent previously approved plats.
11. Clarify the location of the dimension (12.05') adjacent to the northwest corner of Lot 11,
Block 37.
12. All drainage areas (detention/retentionbasfns) must be designed to ensure that water will
percolate or dischazge within a period of time not to exceed 24 hours for all storms up to
and including a 100-year storm event. Side slopes within drainage azeas must be less
than 3:1 for accessibility and maintenance.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
14. Staffls 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
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
FP-04-047 Bridgetower Crossing Sub 9.fp
Mayor & City Council
Hearing Date: August 3, 2004
Page 4 of 4
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. 250-watt 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.
Final design locations and quantity are 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 correcfions necessary to conform.
6. 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.
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. 9 with
the above stated comments & conditions.
FP-04-047 Bridgetower Crossing Sub 9.fp