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Home My WebLink AboutStaff Comments MAYOR Tammy de Weerd :'(1'/' ~ridi~n -. ~ IDAHO ~O~ ~ "'TREASURF.V~' - "'" 'Y V // y PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 Fax (208)898-9551 PLANNING AND ZONING DEPARTMENT (208) 884-5533 FAX 888-6854 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree "'" '",OJ From: Mayor & City Council JA. Sonya Allen, Assistant City Plannel - ~ Bruce Freckleton, Development Services Manager ~ Hearing Date: March IS, 2005 RECEIVED STAFF REPORT: To: M¡\I~ 1 1 2005 Re: City Of Meridian City Clerk Office Request for a Final Plat Approval of Bridgetower Crossing Subdivision No. II Consisting of Fifty (50) Building Lots and Nine (9) Common Lots on 23.71 Acres in an R-4 Zone by Primeland Development, LLP (File# FP-O5-016) 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 The applicant, Primeland Development, LLP, has applied for [mal plat approval of the eleventh phase of Bridgetower Crossing Subdivision. This phase includes 47 single-family residential building lots, 3 commercial office lots, and 9 common lots on 23.71 acres. This phase is located on the west side of N. Linder Road, approximately \4 mile south of W. McMillan Road in the NE \4 of Section 35, TAN., R.IW. 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 frontage to 69-feet for single family residential lots in this subdivision. The common area lots within the subdivision consist oflandscape, 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. Staff recommends approval of Bridgetower Crossing Subdivision No. II with the comments and conditions stated in this report. FP-O5-016 Bridgetower Crossing Sub] I FP.doc Mayor & City Council Hearing Date: March 15, 2005 Page 2 SITE SPECIFIC REOUIREMENTS 2. 1. Applicant is to meet all terms of the approved Preliminary Plat (PP-02-014), Conditional Use Permit (CUP-OI-006) and Development Agreement (Inst. No. 101117652). 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. 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. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. 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 FP-O5-016 Bridgetower Crossing Subll PP.doc Mayor & City Council Hearing Date: March 15, 2005 Page 3 8. 9. 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 northern boundary of the commercial phase unless fencing already exists at the northern subdivision boundary. All fencing shall be in compliance with MCC 12-4-10. The Landscape Plan prepared by Harvest Design, dated 214/05 shall be revised as follows: a. 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. Please add or revise the following plat notes: (14.) Strike note. Setbacks are no longer required to be shown on plat. 10. 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. 11. 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 100-year storm event. Side slopes within drainage areas must be less than 3:1 for accessibility and maintenance. Storm drainage facilities must be in compliance with MCC 12-13-14-2. 12. Submit "Final" letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. 14. Complete the Certificate of Owners and its accompanying Acknowledgement. 15. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 16. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 17. 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. FP-O5-016 Bridgetower Crossing Subll FP.doc Mayor & City Council Hearing Date: March 15, 2005 Page 4 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 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 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. 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 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. 10 with the above stated comments & conditions. FP-O5-016 Bridgetower Crossing Subll FP.doc