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Home My WebLink AboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: September 20, 2005 Transmittal Date: September 15,2005 rt~",. . .' 'ì& clfe;idl~~ " ~C " ~. U.\I'W' .~. "~?!~~A', ':~-; ',:::/'.-'1 "¡i"~i}:'-~"tJ:_- '--"'.~"I"'r"""":.,, v:'¡~,,-- ,,:r, t I - --.."""'" - ,~\,; , TO: Mayor & City Council Sonya Watters, Assistant City Planner ~ Michael Cole, Development Services Coordinator Me S~""" 1 C' 200ï -,., (! J FROM: SUBJECT: Bridgetower Crossing Subdivision No. 13 O!~' l\Ljr::dià'::~ '~;19;'l,- ~>.:':~:_=:7; Request for a Final Plat Approval of Bridgetower Crossing Subdivision No. 13 Consisting of 55 Single-family Residential Building Lots and 5 Common Lots on 20.81 Acres in an R-4 Zone by Primeland Development, LLP (File# FP-O5-058) 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 thirteenth phase of Bridgetower Crossing Subdivision. This phase includes 55 single-family residential building lots and 5 common lots on 20.81 acres. The gross density of this phase is 2.64 dwelling units per acre and the net density is 3.18 dwelling units per acre. This phase is located approximately ~ mile west ofN. Linder Road and ~ mile north ofW. Ustick Road, in the E Y1 of Section 35, TAN., RIW. 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 witilln the subdivision consist of landscape and pathway lots, and will be maintained by the Bridgetower Crossing Homeowners Association. The pressurized irrigation system witilln this development is to be owned and maintained by the Bridgetower Crossing and Verona Homeowners Associations. The final plat for tills phase shows a total of nine building lots more than was approved with the preliminary plat and the lots were subsequently made smaller. Also, a drainage lot that was proposed in Block 42 was removed as drainage is now located in roadside swales. Staff has no concerns because the proposed total number of lots is still consistent with the number of lots approved for the preliminary plat. (Previous phases of the preliminary plat removed building lots.) Therefore, staff finds that the proposed final plat substantially complies with the preliminary plat. Staff recommends approval of Bridgetower Crossing Subdivision No. 13 with the comments and conditions stated in tills report. FP-O5-058 Bridgetower Crossing Sub13 FP.doc PAGEl 8. 9. 10. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all tenus of the approved Preliminary Plat (PP-02-014), Conditional Use Pennit (CUP-OI-006) and Development Agreement (lost. No. 101117652). 2. 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 ITom 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. 3. 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. 4. Underground pressurized ilTigation must be provided to all landscape areas on site. Applicant has indicated that the pressurized ilTigation 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. 5. Submit a copy of the executed encroachment agreement with Settler's Irrigation District, for all of the lots along the northern boundary of this phase in Block 33 than encroach within the 35-ft. wide Coleman Lateral easement indicating how the land underlying the easement may be used, prior to signature on the final plat by the City Engineer. If encroachment is not granted, the easement area will need to be removed from the building lots. 6. The portion of the Settlers Irrigation Coleman Lateral Easement that falls into this phase and is graphically depicted on the plat may cause some to believe there is a graphically depicted 5-foot wide easement that supersedes the standard 10-foot wide back property line easement. Either graphically depict the lO-foot wide Public Utilities, Drainage and Irrigation Easement or specifically name those lots, in a plat note, to be subject to the standard lO-foot wide Public Utilities, Drainage and Irrigation easement. 7. All fencing shall be in compliance with MCC 12-4-10. Fencing along micropaths shall be consistent with existing micropath fencing approved in previous phases of Bridgetower Crossing Subdivision. The Landscape Plan, prepared by Harvest Design and dated 8/22/05, is approved as submitted. 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 stonn 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. FP-Q5-058 Bridgetower Crossing Sub13 FP.doc PAGE 2 2. 3. 4. 5. 6. 7. 8. 9. 10. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 11. Submit "Final" letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to confonn. 12. Complete the Certificate of Owners and its accompanying Acknowledgement. 13. The Certificate of Owners appears to be missing the "bearings and distances" of a portion of the western outer boundary of this proposed development. The applicant shall confinn this infonnation and make the necessary corrections. 14. Staff's failure to cite specific ordinance provisions or tenns of the approved Preliminary Plat, Conditional Use Pennit or Development Agreement does not relieve Applicant of responsibility for compliance. 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. 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 pwposes such as landscape irrigation. 250 and lOa-watt, high-pressure sodiwn 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 detennined after power designs are completed by Idaho Power Company. Street light contractor to obtain design and pennit from the Public Works Department prior commencing installations. Compaction test results must be submitted to the Meridian Building Department for all lots receiving engineered backfill. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimwn of three feet above the highest established nonnal groundwater elevation. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. 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. Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers. Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency. Developer shall coordinate mailbox locations with the Meridian Post Office. FP-O5-058 Bridgetower Crossing Sub13 FP.doc PAGE 3 14. 15. 16. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 11. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined 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. 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 pennits. 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. All development improvements, including but not limited to sewer, fencing micro-paths, pressurized iITigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 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. 13 with the above stated comments & conditions. FP-O5-058 Bridgetower Crossing Sub13 FP.doc PAGE 4