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HomeMy WebLinkAboutBridgetower Crossing Subdivision No. 11 FP-05-016 BEFORE THE MERIDIAN CITY COUNCIL C/C March 15, 2005 IN THE MATTER OF THE APPLICATION OF PRIMELAND DEVELOPMENT, LLP FOR FINAL PLAT APPROVAL OF 50 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 9 COMMON LOTS ON 23.71 ACRES IN AN R-4 ZONE LOCATED WEST OF NORTH AND SOUTH OF WEST MCMILLAN ROAD IN LOCATED IN THE \4 OF SECTION T. 4N., R. IW., SECTION 35. CASE NO. FP-05-016 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council for Final Plat approval pursuant to Meridian City Code § 12-3-7 on March 15,2005, and the Council finding that the Administrative Review is complete from Sonya Allen, Assistant City Planner for the Planning and Zoning Department, and Bruce Freckleton, Development Services Manager for the Public Works Department, dated: Hearing Date: March 15, 2005, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of"PLA T SHOWING BRiDGETOWER CROSSING SUBDIVISION NO. II, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN DATE: 02-09-05, SHEET I OF 2, ENGINEERING ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BRIDGETOWER CROSSING SUBDMSION NO. 11/ (FP-05-016) Page 1 of4 SOLUTIONS, LLP, EAGLE, IDAHO", PRIMELAND DEVELOPMENT, LLP, MERIDIAN, IDAHO, Developer, is Conditionally Approved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from Sonya Allen, Assistant City Planner for the Planning and Zoning Department and Bruce Freckleton, Development Services Manager for the Public Works Department, dated: Hearing Date: March 15, 2005, listing 17 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 7 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 4 pages, and by this reference incorporated herein, and the response letter from Engineering Solutions, LLP, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 2 pages, and by this reference incorporated herein, and the additional requirements from the action of the Council taken at their March 15, 2005 meeting as follows, to-wit: 1.1 Adopt the Recommendation of the Central District Health Department as follows: The Central District Health requires after written approval from the appropriate entities are submitted, they can approve this proposal for central sewage and central water; that plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality for central sewage and central water; that run-off is not to create a mosquito breeding problem; and it is suggested that the stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BRIDGETOWER CROSSING SUBDMSION NO. 111 (FP-O5-0l6) Page2of4 groundwater and surface water quality; that engineers and architects should obtain current best management practices for stormwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals for guidance: 1. State of Idaho Catalog of Stormwater Best Management Practices for Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. 2. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. 2. The final plat upon which there is contained the Certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 1. The Plat dimensions are approved by the City Engineer; and 2. The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BRIDGETOWER CROSSING SUBDIVISION NO. 111 (FP-O5-0l6) Page30f4 request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty-eight (28) days after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the \5~ day of (h(l\1h ,2005. BY:~~ ~~ City Clerk's Office Dated: 4 - \4-06 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BRIDGETOWER CROSSING SUBDMSION NO. 111 (FP-O5-0l6) Page 4 of 4 MAYOR Tammy de Weerd olfe~;di ân IDAHO ~, \I. 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 STAFF REPORT: Hearing Date: March 15,2005 To: Mayor & City Council Sonya Allen, Assistant City PlanneIð" c-d Bruce Freckleton, Development Services Manager ~ From: Re: 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 fu1\, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Primeland Development, LLP, has applied for final 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 ~ mile south of W. McMillan Road in the NE ~ 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. 11 with the comments and conditions stated in this report. FP-O5-016 Exhibit "A" Bridgetower Crossing Sub!! FP.doc Mayor & City Council Hearing Date: March 15, 2005 Page 2 SITE SPECIFIC REOUIREMENTS 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). 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 sha1\ 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. A1\ development improvements sha1\ 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 insta1\ed adjacent to the proposed subdivision. Water service shall be via extensions from existing mains insta1\ed 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 a1\ 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 dTainage areas (detention/retention basins) must be designed to ensure that water is retained only during 1O0-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 Exhibit "A" BridgetowerCrossingSubl!FP.doc 9. 17. Mayor & City Council Hearing Date: March 15, 2005 Page 3 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. 8. The Landscape Plan prepared by Harvest Design, dated 2/4/05 shall be revised as fo1\ows: 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 dTainage 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 coITections 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. 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. FP-O5-016 Exhibit "A" Bridgetower Crossing Subll FP.doc Mayor & City Council Hearing Date: March 15, 2005 Page 4 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 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 sha1\ 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 l2-5-2.K. Sidewalks are to provide a clear five-foot-wide walkway pathway without encroachment of mailbox structures. STAFF RECOMMENDATION Staffrecommends approval of the final plat for Bridgetower Crossing Subdivision No. 10 with the above stated comments & conditions. FP-O5-016 Exhibit "A" Bridgetower Crossing Subl1 FP.doc ENG/IIEERING Sõi.ü7iÕÑi: J 50 En>! Aikens Slr""l. Suite B Eagle, ID 83616 Phone: (208) 938-0980 Fax: (208)938-0941 E-mail: es-beckym@qwestnet March 11.2005 Mayor and City Council City of Meridian 33 East Idaho Meridian, 1D 83642 Re: Bridgetower Crossing Subdivision No. II (Final Plat) File No. FP-O5-016 Dear Mayor and Council: We have reviewed staff comments for the hearing date of March 15,2005, and have the following responses: SITE SPECIFIC REOUIREMENTS 1. The applicant will meet all tenDS of the approved preliminary plat (PP-O12-014), conditional use permit (CUP-ol-006) and development agreement (lnst. No. 101117652). 2. The applicant will comply. 3. The applicant will comply. 4. The applicant will comply. 5. The applicant will comply. 6. The applicant will comply. 7. A note will be added to the face of the plat to address the fencing height. 8, The developer met at the site with staff and Ada County Highway District. Problems with the high water table were discussed. The general consensus of the meeting was that sand UtilizatiOD for the basins is the best alternative; seeding would be washed out and/or vegetation would rot. The developer will coordinate with staff to provide an acceptable design of these drainage areas. 9. The plat note will be deleted, 10. The applicant will comply. C,'OocIlllt<.11l$ and Sclôngs' Enginemng Sol'l.nc. Sdting.. T "",pur..,. In"" ",' rj"~ OlK 1'J R.."R"'poßs.:.du" f;xhibit "n" Mayor and City Council March 11,2005 Pagl:2 11. The applicant will work with staff to provide an acceptable landscapc design ofthese drainage areas. (SEE RESPONSE TO ITEM 8 ABOVE.) 12. The applicant will comply. 13. The applicant will comply. 14. The applicant will comply. 15. The applicant will comply. 16. The applicant will comply. 17. Noted. GENERAL REOUIREMENTS 1. The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. 4. The applicant will comply. 5. The applicant will comply. 6- The applicant will comply. 7. The applicant will comply with City ordinance for sidewalk construction; detached sidewalks may be four feet wide. We believe this letter addresses all of your concerns. Please feel free to call me if you have additional comments or questions. Sincerely, Engineering Solutions, LLP Becky McKay, Partner Project Manager BM:ss cc: Mr. Fronk Varriale Co'.Oocume"'".nd S"'ing"EngÙl<ering So 'Lo..¡ Selûn¡o¡\Temp~'OLK79'R..'C"Rcspuu"..d"" Exhibil "B"