HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
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PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. Fax (208)898-9551
CITY COUNCIL MEMBERS
Keith Bild
Christine Donnell
Shaun WaldIe
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
STAFF REPORT:
Hearing Date: June 7, 2005
Transmittal Date: June 2, 2005
To:
Mayor & City Council
Sonya Allen, Assistant City PlanneIJ'"
Michael Cole, Development Services Coordinator
RECEIVED
rt\ <:. j U iJ 0 2 2005
From:
Re:
Bridgetower Crossing Subdivision No. 12
City Of Meridian
City Clerk Office
Request for a Final Plat Approval of Bridgetower Crossing Subdivision No. 12
Consisting of Forty-three (43) Single-family Residential Building Lots, One (I)
School Lot, Three (3) Commercial Office Lots and Six (6) Common Lots on
34.79 Acres in an R-4 Zone by Primeland Development, LLP (File# FP-O5-034)
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 final plat approval of the twelfth
phase of Bridgetower Crossing Subdivision. This phase includes 43 single-family residential
building lots, I school lot, 3 commercial office lots, and 6 common lots on 34.79 acres.
This phase is located on the southwest corner of W. McMillan Road and N. Linder Road, in the
NE\4 of Section 35, TAN., R.lW.
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.
FP-O5-034
Bridgetower Crossing Subl2 FP.doc
7.
Mayor & City Council
Hearing Date: June 7, 2005
Page 2
The proposed final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Bridgetower Crossing Subdivision No. 12 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-O2-014), 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.
Sanitary sewer service to this site is being proposed via sewer mains installed in previous
phases of this development. The applicant shall be responsible to construct sewer mains
to and through this proposed development. Subdivision designer to coordinate main
sizing and routing with the Public Works Department. Applicant shall execute City of
Meridian standard forms of easements, for any mains that are required to provide service.
Cover over sanitary sewer mains shall be no less than 3-feet from finish grade to the top
of the pipe. If cover is less than 3-feet from the sub-grade to the top of pipe, alternate
pipe materials shall be used per the Meridian Public Works Department's Standard
Specifications.
4.
Water service to this site is being proposed via existing mains installed in previous phases
of this development. The applicant shall be responsible to construct water mains to and
through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
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.
Sand in the bottom of drainage basins is allowed per the approved "Sand Bottom
Maintenance Guide" for Bridgetower Crossing Subdivision.
All fencing shall be in compliance with MCC 12-4-10.
8. Fencing along micropaths shall be consistent with existing micropath fencing approved in
previous phases of Bridget ower Crossing Subdivision.
FP-OS-O34 Bridgetower Crossing Sub12 FP.doc
Mayor & City Council
Hearing Date: June 7, 2005
Page 3
9.
The Landscape Plan prepared by Harvest Design, dated 5/6/05 shall be revised as
follows:
a.
Show landscaping for Lot 1, Block 40.
10.
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 lOa-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.
11.
Submit "Final" letter from the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
12.
Complete the Certificate of Owners and its accompanying Acknowledgement.
13.
All existing structures on this site shall be removed prior the City Engineers signature on
the Final Plat.
14.
The 25-foot wide cross-access easement on the west boundaries of Lots 43, 44, 45; Block
32, shall also be labeled as a "City of Meridian sewer and water easement".
15.
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 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 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
FP-OS-O34
Bridgetower Crossing Sub12 FP.doc
Mayor & City Council
Hearing Date: June 7, 2005
Page 4
IdailO 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.
8.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
9.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
10.
Developer shall coordinate mailbox locations with the Meridian Post Office.
11.
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.
12.
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: I. 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 offield studies determining the groundwater, soil
type & and characteristics during the design and construction phases.
13.
Street signs are to be in place, water system shall be approved and activated, fencing shall
be installed, drainage lots constructed, road base shall be approved by the Ada County
Highway District, and the Final Plat for this subdivision shall be recorded, prior to
applying for building permits.
14.
A letter of credit or cash surety in the amount of 110% well be required for all
uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
FP-OS-O34
Bridgetower Crossing Sub12 FP.doc
Mayor & City Council
Hearing Date: June 7, 2005
Page 5
15.
All development improvements, including but not limited to sewer, fencing micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
16.
It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Bridgetower Crossing Subdivision No. 12 with
the above stated comments & conditions.
FP-OS-O34
Bridgetower Crossing Sub12 FP.doc