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MAYOR
Tammy de Weerd
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CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
KeilhBird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
IDAHO
LEGAL DEPARTMENT
(208) 884-5533 - Fax 887-4813
STAF REPORT:
To:
Mayor & City Council
Sonya Allen, Assistant City PlannerJIl c-:;::::#
Bruce Preckleton, Development Services Manager ~
Hearing Date: N~ C ErVE D
NOV 2 4 2004
Prom:
City Of Meridian
City Clerk Office
Re:
Request for a Pinal Plat Approval of Bridgetower Crossing Subdivision No. 10
Consisting of Thirty-nine (39) Single-family Residential Building Lots and Three
(3) Common Lots on 26.74 Acres in an R-4 Zone by Primeland Development,
LLP (Pile# FP-O4-072)
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in fun, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
This is the tenth phase of Bridget ower Crossing Subdivision, located approximately \-:í mile west
of N. Linder & W. McMillan Roads in the N Y2 of Section 35, TAN., R.1 W. This phase of the
subdivision includes 39 single-family residential building lots and 3 common lots on 26.74
acres. The gross density of phase No. 10 is approximately 1.46 dwelling units/acre. The net
density is approximately 1.64 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, excluding the garage. The
Preliminary Plat was approved under the name of Bridgetower Crossing East Subdivision. The
approved Planned Development (CUP) allowed for increased block lengths and a reduction in
street ITontage to 69-feet for single family residential lots in this subdivision.
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.
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Bridgetower Crossing Sub lO.fþ
7.
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Mayor & City Council
Hearing Date: November 30, 2004
Page 2 of4
Staff recommends approval of Bridgetower Crossing Subdivision No. 10 with the comments
and conditions stated in this report.
SITE SPECIFIC REOUIREMENTS
1.
Applicant is to meet all terms of the approved Preliminary Plat (PP-02-0l4), Conditional
Use Permit (CUP-01-006) and Development Agreement (lnst. 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 Pive 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 ITom existing mains installed
adjacent to the proposed subdivision. Water service shall be via extensions ITom
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 Department.
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 are at least one foot above the high groundwater.
Pencing along micropaths shall be consistent with existing micropath fencing approved
Bridgetower Crossing Sub 1O.fþ
Mayor & City Council
Hearing Date: November 30, 2004
Page 3 of 4
11.
12.
13.
14.
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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 (Pindings of Pact 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.
The Landscape Plan prepared by Harvest Design, dated 11/1/04 shall be revised as
follows:
a.
b.
c.
9.
Storm drainage ponds shall be seeded in the bottom, sand is not allowed. Storm
drainage facilities must be in compliance with MCC 12-13-14-2.
Revise the planting size of the Prince of Wales Juniper shown in the plant
schedule to a minimum 2 gallon size per MCC.
Show 5-foot pathway and l2-foot access road as paved per Preliminary Plat
finding #I.7., pg. 11. The l2-foot paved pathway shall have a 4:1 slope on both
sides so that it meets the ditch safety standards.
Please add or revise the following plat notes:
(8.)
(14.)
(15.)
10.
Strike note. Minimum house size does not need to be shown on plat.
Strike note. Setbacks do not need to be shown on plat.
Correct note numbering to #13.
The 12-foot wide pathway along the White Drain shall be placed within a public
pedestrian easement per Preliminary Plat finding #I.7., pg. 11. The City of Meridian
shall be responsible for maintaining the 12-foot wide asphalt pathway.
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.
All 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 10O-year storm event. Side slopes within drainage areas must be less
than 3: 1 for accessibility and maintenance.
Submit "Pinal" letter ITom the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Bridgetower Crossing Suh IO.fþ
Mayor & City Council
Hearing Date: November 30, 2004
Page 4 of 4
15.
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 REOUIREMENTS
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 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 ITom 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.
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. Pinal design locations
and quantity are determined after power designs are completed by Idaho Power
Company. Street light contractor to obtain design and permit ITom 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.
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.
6.
Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
7.
Provide five-foot-wide sidewalks in accordance with City Ordinance Section l2-5-2.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. 10 with
the above stated comments & conditions.
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Bridgetower Crossing Sub 1O.fþ