HomeMy WebLinkAboutBridetower No. 14 PPOctober 3, 2005
PP 05-044
MERIDIAN PLANNING SS ZONING MEETING October 6, 2005
APPLICANT Primeland Development, LLP ITEM NO.
REQUEST Request for Preliminary Plat approval of 60 single-family residential building
lots and 4 common area lots on 23.9 acres in a R-4 zone for Bridgetower Crossing
Subdivision No. 14 -north of West Ustick Road and west of Norfh Linder Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARK$ DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See attached Staff Comments
No Comment
See attached Comments
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Materials presented at public meefinps shall become property of the City of Meridian.
CENTRAL
•• DISTRICT
'i~THEALTH
DEPARTMENT
Rezone #
Conditional Use #
CENTRAL DISTRICT HEALTH DEPARTMENT.
Environmental Health Division
Return to:
^ Boise
^ Eagle
Garden City
Meridian
^ Kuna
^ ACZ
^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After writte approval from appropriate entities are submitted, we can approve this proposal for:
antral sewage community sewage system ^ community water well
interim sewage central water
^ individual sewage ^ individual water
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of nvironmental Quality:
central sewage community sewage system ^ community water
sewage dry lines central water
~.10. Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations..
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas
^ beverage establishment ^ grocery store
14.
^ 15.
Please see attached stormwater management recommendations
^ child care center
Date:4 / o ~
Reviewed sy:
Review Sheet
is~ae~ooieMOSOa
CENTRAL.
0~ DISTRICT
~THLAL
DEpARTM
TH
ENT MAIN OFFICE • 707 N. ARM57RONG PL. • 6015E, ID 83704-0825 • (208) 375-5211 • FAX 327-8500
To prevent and trea[ disease and disabiii[y; to promote heai[hy lifes[yies; and [o protect and promote [he health and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water bepre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should
obtain current best management practices for storm water disposal and design
a storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Land.12 .~~ 0 Serving Palley, Elmore, Boise, arul Atla Cot[t[ties
Ada /Boise County Office Elmore County Office Valley County Office
707 N. Armstrong PI. 520 E. 8th 5t. North 703 N. 1st St.
Boise, ID 83704 Mountain Home, ID 83647 P.O. Box 1448
Enviro. Health: 3Z7-7499 Enviro. Health: 587-9225 McCall, ID 83638
Family Planning: 327-7400 Family Health: 587-4407 Ph. 634-7194
Immunizations: 327-7450 WIC: 587-4409 FAX: 634-2174
Senior Nutrition: 327-7460 FAX: 587-3521
WIC: 327-7488
FAX: 327-8500
Sep 28 2005 2:31PM Engineering Solutions
AFFIDAVIT OF POSTING
STATE OF IDAHO )
COUNTY OF ADA )
208 938 0941
p.2
I, Shari Stiles, Engineering Solutions, LLP, 150 E. Aikens Street, Suite B, Eagle, Idaho, 83616, being duly
sworn, upon oath, depose and say:
I did personally post the subject property on the 24th day of September 2005 with the hearing sign. This is
in compliance with the ten (10) day posting as required by the City of Meridian for public hearings. Signs
were posted far preliminary plat far Bridgetower Crossing Subdivi lion No. 14.
Datedthis - ~Rth day of 2005.
~ ~s
(Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written. +~+
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Notary Public fa daho ~ ~ ~ ~~
Residi at Baise, Idaho #
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My Commission Expires• ~~ _ ~ 7- Z ~ "~
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CITY OF MER1DlAN PhANNING AND ZONING DEPARTM.1~NT STAFF .REPORT. QUESTIONS? CALL (208) 884-5533
STAFF REPORT P & Z Commission Hearing
Hearing Date: 10/6/2005
TO: Planning & Zoning Commission
FROM: Josh Wilson, Associate City Planner
SUBJECT: Bridgetower Crossing Subdivision
• PP-OS-044
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60 single family residential building lots and 4 common lots on 23.90 acres in
an R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant has requested Preliminary Plat approval of 60 building lots and 4 open space common lots
on 23.90 acres in an existing R-4 zone. The subject property was part of the Bridgetower Crossing
development which received annexation and planned development approval in 2002 for 692 single family
lots, 59 townhome lots, 17 office lots, 10 commercial lots, and 58 common lots on 370.55 acres north of
McMillan Road, between Ten Mile Road and Linder Road. The subject property received additional
preliminary plat approval in 2003 as Bridgetower Crossing East, which consisted of 439 single family lots
and 50 common lots on 209.01 acres. The approved Preliminary Plat depicted very large single family
lots in the area covered by the current application and the applicant has submitted for a new Preliminary
Plat for the property in order to reduce the size of the lots and gain an additional 11 lots.
2. SUMMARY RECOMMENDATION
Staff recommends approval of PP-OS-044 for Bridgetower Subdivision No. 14 as presented in the staff
report for the hearing date of October 6, 2005, based on the Findings of Fact as listed in Exhibit D and
subject to the conditions of approval as listed in Exhibit B as attached to this report. Staff has prepared
findings consistent with this recommendation.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
N of iJstick Road and W of Linder Road
4N1 W35
b. Owner:
Primeland Development, LLP
3120 W. Belltower Drive
Meridian, Idaho 83642
c. Applicant:
Primeland Development, LLP
3120 W. Belltower Drive
Meridian, Idaho, 83642
d. Representative: Becky McKay
e. Present Zoning: R-4
f. Present Comprehensive Plan Designation: Low Density Residential
File Numbers To Be Added By Planners PAGE 1
CITY OF MER1D]AN PLANNING AND ZONING DEPARTMEN'T' STAFF REPORT. QUESTIONS`? CALL (208) 884-5533
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit A1): August 10, 2005
2. Date of landscape plan (attached as Exhibit A2): August 22, 2005
h. Applicant's Statement/Justification (reference submittal material): The applicant has stated
that the subject application is being submitted to regain some of the 29 lots lost in previous phases of
Bridgetower Crossing Subdivision, and to create smaller lots than were previously platted in this area o~
the development. The applicant has stated that the proposal complies with the Planned Development
approved for Bridgetower Crossing, and the new proposal will result in more marketable lots.
4. PROCESS FACTS
a. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
b. Newspaper notifications published on: September 19, 2005 and October 3, 2005
c. Radius notices mailed to properties within 300 feet on: September 9, 2005
d. Applicant posted notice on site by: September 26, 2005
5. LAND USE
a. Existing Land Use(s): Vacant agricultural land
b. Description of Character of Surrounding Area: A mix of single family residences developed
as part of the Bridgetower Crossing and Watersong Estates subdivisions, and vacant agricultural
land.
c. Adjacent Land Use and Zoning
1. North: Vacant agricultural land, zoned R-4
2. East: Watersong Estates Subdivision, zoned R-8.
3. South: Bridgetower Crossing Subdivision, zoned R-4.
4. West: Bridgetower Crossing Subdivision, zoned R-4.
d. History of Previous Actions: AZ-01-003, CUP-01-006, PF-02-014
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Sewer was stubbed to this property during constructian of
Bridgetower #3.
Location of water: Water was stubbed to this property during construction of
Bridgetower #3.
2. Vegetation: None.
3. Flood plain: N/A
4. Canals/Ditches Irrigation: Coleman Lateral, to be piped
5. Hazards: None.
6. Proposed Zoning: R-4
7. Size of Property: 23.90 acres
File Numbers To Be Added By Planners PAGE 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) $84-5533
8. Description of Use: Single family residential
f. Subdivision Plat Information
1. Residential Lots: 60
2. Non-residential Lots: N/A
3. Total Building Lots: 60
4. Common Lots: 4
5. Other Lots: N/A
6. Total Lots: 64
7. Open Lots: 4
8. Residential Area: 23.90 acres
9. Gross Density: 2.51 units per acre
g. Landscaping
1. Width of street buffer(s): None required; the subdivision has frontage on local roads
which require no landscape buffer for residential subdivisions.
2. Width of buffer(s) between land uses: None required; the subdivision is surrounded
by lands designated for, or developed as, single family residential.
3. Percentage of site as open space (PP and PD applications): 5.86% as stated by
applicant, see discussion under ltem 9 "Analysis".
4. Other landscaping standards: Common open space shall be suitably improved for its
intended use and shall include at least 1 deciduous tree per 8,000 square feet and
lawn.
1. Proposed and Required Non-Residential Setbacks: Reduced setbacks, frontages and minimum
lot sizes for detached single family homes were approved with the Planned Development for
Bridgetower Crossing Subdivision (CUP-Ol-006), and are as follows:
Approved Required (per R-4)
Front 15 20
Street side 20 20
Side 5 5
Rear 15 15
Frontage 69 80
Lot Size 8000 8000
Max. Block Length 1,500+ 1,000
m. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): All
internal streets are proposed as public. All sidewalks are 5-feet wide and are detached from the
curb. For detailed Conditions of Approval on the public streets and access points to public streets,
please see the attached Exhibit B.
6. AGENCY COMMENTS MEETING
On September 16, 2005 Planning Staff held an agency comments meeting. The agencies and departments
File Numbers To $e Added By Planners PAGE 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff finds that the proposed zoning designation, R-4, is harmonious with and in accordance with the
2002 Comprehensive Plan and Future Land Use Map, which designates the land to be Low Density
Residential. There is a maximum density of 3 dwelling units per acre in the Comprehensive Plan; the
proposed gross density of Bridgetower Subdivision No. 14 is 2.51 dwelling units per acre.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
• Require that development projects have planned for the provision of all public services. (Chapter VII,
Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
• Sanitary sewer and water service will be extended to the project at the developer's
expense.
• The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural
Fire Department.
• The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
• The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACRD). This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Protect existing residential properties from incompatible land use development on adjacent parcels
(Chapter VII, Goal N, Objective C, Action 1)
The applicant is proposing a single family development. The existing residential prnperties to the
east, south, and west are compatible with the proposed development.
• Support a variety of residential categories (low-, medium-, and high-density single family, multi-
family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City
with a range of affordable housing opportunities (Chapter VII, Goal IV, Objective C, Action 10)
The subject property is designated Low-Density Residential on the Future Land Use Map. The
applicant has proposed a density consistent with that designation and has requested an R-4 zone
(2.51 d. u./acre).
File Numbers To Be Added By Planners PAGE 4
CI'T'Y OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
• Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
The applicant is proposing to connect to a stub street to the east, W. San Remo Drive, and
connect to an existing street to the west, N. Towerbridge Way. City stuff and ACRD are
supportive of the connectivity plan for this area (see ACRD comments and conditions for details).
• Review new development for appropriate opportunities to connect to local roads and collectors in
adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
See bullet above,
Permit new residential, commercial, or industrial developments only where urban services can be
reasonably provided at the time of final approval and development is contiguous to the City. (Chapter
N Goal II, Objective A)
All urban services can be made available to this site.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single family detached
homes as a permitted use in the R-4 zoning district.
b. Purpose Statement of Zone: R-4 Low Density Residential District: Only single-family
dwellings, public schools, and public and private parks shall be permitted and no conditional uses
shall be permitted except for planned developments. The purpose of the R-4 district is to permit
the establishment of low density single-family dwellings, and to delineate those areas where
predominantly residential development has, or is likely to occur in accord with the comprehensive
plan of the city, and to protect the integrity of residential areas by prohibiting the intrusion of
incompatible nonresidential uses. The R-4 district allows for a maximum of four (4) dwelling
units per acre and requires connection to the municipal water and sewer systems of the city of
Meridian.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIMINARY PLAT:
Relationshi of Pre- lot to Planned Develo ment Conce t: The following note (on page
10, Item #12) was included in the Decision and Order Granting the CUP (CUF-O1-006)
for Bridgetower Crossing, outlining haw the subject application corresponds to the
approved PD application:
"This project is approved in concept only. The concept includes: maximum number
of residential lots not to exceed 692 (does not include townhouse lots), mixed uses,
school site, setbacks, collector roadways, amenities and open space. The applicant
recognizes that the approval is in concept only and that detailed approval shall be
required by submittal of all appropriate applications, including, but not limited to,
,preliminary plat or plats and conditional use permit or permits. The detailed
approval shall be subject to all applicable Ordinances unless otherwise approved
under the original Planned Unit Development application. "
The applicant has stated that "even with the 11 additional lots in this phase, the fatal
number of lots has still been reduced by 91ots." Staff finds that the submitted preliminary
plat is in general compliance with the approved Planned Development.
Open .Space: The applicant has stated that the proposed subdivision contains 1.4D acres
of eligible open space, for a total of 5.86 percent of the development. Staff finds that this
number includes Lot 46, Block 15, which is proposed as an existing cemetery surrounded
[File Numbers To Be Added By Planners PAGE 5
CITY OF' MERIDIAN PLANNING ANb ZONING DEPARTMENT STAFF REPORT. QUESTIONS'? CALL (208) 884-5533
by a sand bottom storm water detention basin, allowed under an existing agreement with
the City of Meridian. MCC 12-13-16 states that eligible open space must be "active or
passive in its intended. use, and must be accessible by all residents of the subdivision",
and staff finds that the sand bottom portion of Lot 46, Block 1.5, does not qualify as
eligible open space. Staff finds that in order to comply with Meridian City Code, the
applicant must provide additional usable open space which meets the minimum
requirement of 5 percent. See Site Specific Condition 1.1.2.
b. Staff Recommendation: Staff recommends approval of PP-OS-044 for Bridgetower
Subdivision No. 14 as presented in the staff report for the hearing date of October 6, 2005 based on the
Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as
attached to this report. Staff has prepared findings consistent with this recommendation.
10. PROPOSED MOTION
Recommend Approval
1 move to recarnmend approval to the City Council of File Number PP-OS-044 as presented in the
staff report for the hearing date of October 6, 2005, and the preliminary plat dated August 10, 2005, with.
the following modifications to the conditions of approval: (add any proposed modifications).
Deny
1 move to deny File Number PP-OS-044 as presented in the staff report for the hearing date of
October 6, 2005, and the preliminary plat dated August 10, 2005 for the followi:ug reasons: (you must
state specific reasons for denial. They should address how the applicant might re-do the application to
gain your recommendation for approval.)
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: August 10, 2005)
2. Landscape Plan (dated: August 22, 2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
cFile Numbers To Be Added By Planners PAGE 6
CITY OF MERTDIAN PL.ANNINC AND ZONTNG DEPARTMENT STAFF REPORT- QUESTIONS? CALL (208) 8$4-SS33
A. Drawings
1. Preliminary Plat (dated: August 10, 2005)
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIUNS'? CALL (208) 884-5533
2. Landscape Plan (dated: August 22, 2005)
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 8$4-5533
B. Canditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as PRE prepared by Engineering Solutions, dated August X0,
2005, is approved, with the conditions listed herein. All applicable comments/conditions of the
previously approved Annexation/Zoning (AZ-O1-003) and Conditional Use Permit (CUP-OI-
006) shall also be considered conditions of the Preliminary Plat (PP-OS-044).
1.1.2 The applicant shall provide additional usable open space common lots which meet the minimum
requirement of S percent, and submit revised landscape plans which show the required changes
at least 10 days prior to the City Council hearing on the application.
1.1.3 All road drainage shall be contained on site in the drainage swales as depicted.
1.2 GENERAL REQUIltEMENTS-PRELIMINARY PLAT
1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
1.2.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under MCC 12-13-
14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirerz~etxts at
the time of final construction.
1.2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is used,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
MCC 1213-8 and MCC 9-1-28.
1.2.4 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
1.2.5 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of--way. All fencing should be
installed in accordance with MCC 12-4-10.
1.2.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
B-1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT' STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.2.7 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 MCC 12-4-13, unless
otherwise approved by Settlers Irrigation District. Plans will need to be approved by the
appropriate irrigatian/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City 1/ngineer
prior to final plat signature.
1.2.8 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.9 Preliminary plat approval shall be subject to the expiration provisions set forth ui MCC 12-2-4.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary service to this site is being proposed via extension of mains in N. Towerbridge Way.
The applicant shall be responsible to construct all necessary sewer mains to serve this proposed
development, coordinate main sizing and routing with the Public Works Department. Caves over
sanitary sewer mains shall be no less than three-feet from finish grade to the top of the pipe. If
cover is less than three-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.
2.2 Water service to this site is being proposed via extensions of mains in N. Towerbridge Way. The
applicant shall be responsible to construct all necessary water mains to serve this project,
coordinate main size and routing with the Public Works Department.
2.3 Dedicate additional width for the Public Utilities, Drainage and Irrigation easement along the
right-of--way. It needs to be 10-feet "free and clear" of the sidewalk which extends four-feet past
the right-of--way.
2.4 The pressure irrigation system in this development is. being proposed as an extension of the
private Bridgtower Subdivision system. Plans and specifications will be reviewed by the Public
Works Department as part of the plan approval. The applicant shall submit a draft copy of the
operations and maintenance manual prior to plan approval, with the "final draft" being submitted
prior to signature on the final phase of the Bridgetower Development.
2.5 Vacate the existing Coleman lateral easement prior to signature on the final plat.
2.6 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.7 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.
2.8 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.
B-z
CITY OF MERIDIAN PLANNING ANp ZONING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
2.9 No large landscaping shall be allowed within afive-foot radius of a meter the per Meridian City
Standard Specification 7.07 w. note (3.)
2.10 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.
2.11 Applicant shall be responsible for application and compliance with and NPDES Pemttting that
maybe required by the Environmental Protection Agency.
2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.15 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.16 Any existing domestic wells and/or septic systems within this project shall be removed from
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.
2.17 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 shall be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can't be obtained, alternate plans shall be
reviewed and approved by the meridian City Engineer prior to fmal plat signature.
2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.19 Street signs are to be in place, water system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway District
and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.20 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
3. FIRE DEPARTMENT
3.1.1 One and two family dwellings will require afire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500'
apart. International Fire Code Appendix C
3.1.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3,1.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department
B-3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QllES'1'TONS? CALL (208) 884-5533
a. Fire Hydrants shall have the 4 1/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant
location.
e. Fire Hydrants shall be placed on corners when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3.1.4 The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have an approved tum around.
3.1.5 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
3.1.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.1.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.1.8 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves mare than 50 homes. The applicant shall provide a stub street to
the property to the east. The two entrances should be separated by no less than % the diagonal
measurement of the full development.
3.1.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.1.10 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These zr-easurements shall be based on the face of curb dimension.
3.1.11 Provide exterior egress lighting as required by the International Building & fire Codes.
4. POLICE DEPARTMENT
4.1.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.1.2 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. Frior to the next public hearing, the applicant shall meet with the Police Chief and/or
Planning Staff to discuss features that increase visibility, including but not limited to: doors and
windows that look out on the public areas, front porches, and adequate nighttime lighting. The
site plan and/or landscaping plan shall be revised in accord with those discussions.
5. PARKS DEPARTMENT
No concerns.
6. SANITARY SERVICE COMPANY
No concerns.
7. ADA COUNTY HIGHWAY DISTRICT
B-4
CITY OF MERTDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS'? CALL (208) 8Ra-_5533
C. Legal Description
SURVEY
GROUP
Suite (50
Pleridian.ldaho 63682
Phone (208) 646-857p
Fax' (SOB) Baq-5399
Project No. OS-241 August l9, 2005
Bridgetower Crossing Subdlvisioq No. 14
A parcel of land located in Section 35, T.4N., R.1 W„ B.M., Ada County, Idaho,
mare particularly described as follows: Commencing ai the comer common to Sections 1
and 2 of T.3N., R. l W., and Section 36 and the said Section 35; Thence Notch 00°15'24"
East, 2637.42 feet to the U4 comer common to said Sections 35 and 36; Thence North
89°l0'S4" West, 1317.27 feet to the C-E 1/16 comer lying on the East boundary of
Bridgetower Crossing Subdivision No. 13, as same is recorded in Book _ _ oC Plats
at Page _ , records of Ada County, Tdaho; Thence along the East boundary crf said
subdivision and West boundary of Watersong Estates, as same is recorded in gook 88 of
Plats at Page 10,088, records of Ada County, Idahn, South 00°21' 10" West, 344.93 feet
to the REAL, P011VT pP' BEGCNNCNG.
Thence continuing South 00°21' 10" West, 469.43 feet to the SE 1/16 comer lying
on the northerly boundary of Bridgetower Crossing Subdivision No. 4, as same is
recorded in Book 88 of Plats at Page 10,153, records of Ada County, Idaho;
Thence along said northerly boundary South 34°00'00" West, 113.92 feet;
Thence North 58°00'00" West, 124.30 feet;
Thence 51.13 feat along the arc of a curve tv the right, having a radius oFZ I.OD
feet, a central angle of 139°30'50", and a long chord bearing North 11 °4S'25" East,
39.41 feet;
Thence 144.19 feet along the arc of a curve to the left, having a radius of 50.00
feet, a central angle of 1 b5° 13'S7", and a long chord bearing North 1 °!16'08" West, 94.17
feet;
Thence North 6°l6'S3" East, 134.17 feet;
Thence NoNt 90°00'00" West, 104.04 feet:
Thence North 45"50'2$^ West, 149. I G feet;
'1'hcncc North 53°00'00"' West, '?40.!X) legit;
1'hta~~~e ~Inr?1a S':^nn'f)n" q'r,,r o:9 'r.l P,•~+
F"r r,~'t-asrrrr^nl l cr ~ :, r wcM) e;rx
C-1
CITY OF MERIDIAN PLANNING AN.D ZONING DEPAR"fMENT S"GAFF REPORT. QUESTIONS? CALL (208) 884-5533
'T`hence North 70°00'OD" West, 98.8R feet;
7"hence North 85°45'02" West, 98.72 Feet;
Thence South 90°00'00" West, 168.56 feet;
Thence Narth 44°00'OD" West, 262,25 feet;
Thence South 90°00'00" West, 248.25 feet to the Northwest comer of said
l3ridgetower Crossing Subdivision Na. 4 lying on the easterly boundary of gri.dgetower
Crossing Subdivision No. 3, as same is recorded in Book 87 of Plats at Page 9916,
records of Ada County, Idaho;
Thence along said easterly boundary North 00°p0'1l0" East, 1 f 8.04 feast;
Thence 260,02 feet along the arc of a curve to the night, having a radius of 775.(70
fcet, a central angle of 19° 13'24", and a long chard bearing North 9°36'42" East, 258 80
feet;
Thence North 63°06'42" East, 27.73 feet;
Thence Sauth 73°DO'OD" East, 7,38 feet;
Thence Narth 17°00'00" East, 50.00 feet;
1`hence North 25°5745" West, 29.27 feet;
Thence 149.66 feet along the arc of anon-tangent curve to the left, having a
radius of 825.00 feet, a central angle of 10°23'37", and a long chard bearing North
15°52'41 "East, 149.45 Feet to the Southwest comer of said Bridgetavyer Crossing
Subdivision No. 13;
Thence along the southerly bounalary of said subdivision South 74°19'0$" East
39.18 feet;
Thence South 56°00'00" East, 12D.25 feet;
"f hence tiouth 73°00'C10" East, 102,00 feet;
'Thence South 86°02'36" East. 90.66 feet;
"I"hence Narth 90°00'(1(1° 1?ast. 310.00 feet.
C-2
CITY pF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
"Chenee SouAt 72°32'58" East, 114.77 feet;
1~hence South 65°13'40" East, 121.20 feet;
Thence South 60°48'34" East, 20.00 feet;
'T'hence South 5$°OD'00" Fast, 113.27 feet;
Thence South 62°00'00" East, 263.30 feet to the point of Beginning. Containing
23.90 Acres, more or less.
Prepared ey:
Naha Survey Grouu, p.(-
r-ti _ AL n _ w
== 443
s,~-~ mss,
D ~TB QF ~~F
D. T
C-3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPQRT. QUESTIQNS? CAL1, (208) 884-5533
D. Required Findings from Zoning Ordinance
1. PRELIMINARY PLAT FINDINGS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In
determining the acceptance of a proposed subdivision, the Commission and Council shall consider the
objectives of this title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adapted
Comprehensive Plan. Staff supports the proposed layout as a practical solution to address the
constraints dictated by previous developments.
S. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
staff fmds that the subdivision will not require the expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e.- police, fire, ACHD, etc.) to determine this finding. (Please see the Agency
Comments and Conditions contained in this report for more detail.)
E. The other health, safety or enviranmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council pr Commission's attention.
ACRD considers road safety issues in their analysis. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or nat the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
D-1
d
~ ,
(:ITY OF A~~~ c~
"TM'~ -. _
~YIG~I~YI ~ ~-~a •~~~
IDr~HO ~~~
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
E"°~°TRE,~~~Ev~'~ To insure that your comments and recommendations will be considered by
BINGE
1903
MAYOR
Tammy de Weerd
CITY COi1NCIL IVI>;MBERS
l<eith Bird
Christine Donnell
Charles M. Rountree
Shau11 Wardle
CITX DEPARTMENTS
Fize
540 E. Franklin Road
888-1234 /fax 895-0390
Parks & Recreation
17 W. Bower Street
888-3579 /tax 898-5501
Planning
660 $. Watertower' Lane
Suite 202
884=5533 /fax 888-6844
Police
14D1 E. Watertower Lane
888-6678 / 846-7366
Public Works
6-EOM. Watertower Lane
Suite 200
898-5500 /fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 /fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 /fax 884-0744
- Water
2235 N.W. 8th Street
8$8-5242 /fax 584-1159
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Will Berg, city cleric, by: September 29, 2005 _
Transmittal Date: September 13, 2005 t=ile No.: PP OS-044
Hearing Date: October 6, 2005
Request: Preliminary Plat approval of 60 single-family residential building
lots and 4 common area lots on 23.9 acres in a R~ zone for Bridgetower
Crossing Subdivision No. 74
sy: Primeland Development, LLP
Location of Property or Project: north of West Ustick Road and west of
North Linder Road r
~, -
- `,,.
David Zaremba (no FP) AAeridiar~ School District (No FP)
David Moe (no FP) r - .. Meridian Post OfflCe(FPlPP only>
Wendy Newton-Huc~l~bay (No r:p) Ada'Cdunty Highway District
Michael Rahm (No Fib... --,_' • - Ada County Development Services
Keith Borup (No FP) - - . ; ..;~ ~~C_ e~tral District Health
Tamm de Weerd Ma or - - .`~~
Y ~ Y ~ -, ,~~I.alripa Meridian Irrig. District
Charlie Rountree, C/C Setk~ers brig. District
Christine Donnell, C/C Idaho Power Co. (FP,PP,cuP)
Keith Birci, C/C
Shaun rdle, C/C
W r Department
ewer Department
Sanitary SerViCes(wo vaR, vac, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner .
Parks Department
QWest (FPlPP only)
Intermountain Gas (FP/PPonly>
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Dept- (No FP)
Ada County Ass. Land Recorcis
Meridian Development Corp.
Nistarical Preservation Comm-
Your Concise Remarks: Nd-C
CITY HALL 33 EAST IDAHO AVENUE IVIERIDIAN, IDAHO 53642 (208) 888-4433
CITY CLERK -- FAX 888-4218 CITX ATTORN$Y / IIR -- F.4X 884-8723 FINANCE & IJ'TILITY BILLING -FAX 887813 MAYOR'S OFFICE -FAX 884-8119
Printed on recycled paper
NGI NEER/NG
planning and engineering communities forihe future
o~ur~oNs«p
October 5, 2005
Planning & Zoning Cornmissian
City of Meridian
33 East Idaho
Meridian, ID 83642
REC~IV.~~
150 East Aikens Street, Suite B
Eag1e,1D 83616
Pbone: (208) 938-0980
Fax: (208) 938-0941
E-mail: es-beckym@gwest.net
Crty of Meridian
City Clerk OfficF
Re: Bridgetower Crossing Subdivision No. 14
File No. PP-OS-044
Dear Commissioners:
P~Zµ+~
~o I ~l6
We have reviewed the staff and agency conditions of approval for the hearing date of October 6,
2005, and have the following responses:
1. Planning Department.
1.1 SITE SPECIFIC RE UIREMENTS -PRELIMINARY PLAT
1.1.1 Nated.
1.1.2 The Eridgetower project, of which phase 14 is a part, allocated 56 acres of open
space and a 13-acre elementary school site. We have already provided two (2)
clubhouses, two (2) swimming pools, multi-use pathways, waterfalls, ponds and a
seven (7) acre private park. The amenities are already in place. This is a replat
of a single pod, not a separate property.
The cemetery/open space lot has not been part of a final plat and, therefore, all
improvements have not been constructed. The applicant will be beautifying the
area around the cemetery by installing additional fill and landscaping. We
respectfully request that this condition be deleted.
1.1.3 The applicant will comply.
C:\Documents and Settings\jotursonj.MERIDIAN\Local Settings\Temporary hitemet Files\a LKD\RecsResponse.doc
Planning & Zoning Coln~nission
October 5, 2005
Page 2
1.2 GENERAL RE UIREMENTS -PRELIMINARY PLAT
1.2.1 The applicant will comply with City Ordinance.
1..2.2 Due to the groundwater levels experienced throughout the project, the applicant
needs to reserve the use of sand for ponds as previously approved by staff.
1.2.3 The applicant will comply.
1.2.4 The applicant will comply.
1.2.5 The applicant will comply.
1.2.6 The applicant will comply.
1.2.7 The applicant will comply.
1.2.8 Noted.
1.2.9 Noted.
2. Public Works Department
2.1 The applicant will comply.
2.2 The applicant will comply.
2.3 The applicant will comply.
2.4 The applicant will comply.
2.5 The easement for the Coleman Lateral is not part of a recorded plat and does
not need to be vacated. Terms of piping the lateral and any realignment will be
covered in the license agreement for the project. Consulting with Tiffiny Hudak
of Moffatt Thomas (attorney for Settlers' Irrigation District), no relinquishment
or vacation is necessary on a prescriptive easement. VVe respectfully request
that this condition be stricken.
2.6 The applicant will comply.
2.7 The applicant will comply.
2.8 The applicant will comply.
2.9 The applicant will comply.
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Plaiuiing & Zoning Commission
October 5, 2005
Page 3
2.10 Noted.
2.11 The applicant will comply.
2.12 The applicant will comply.
2.13 The applicant will comply.
2.14 The applicant will comply.
2.15 The applicant will comply.
2.16 The applicant will comply.
2.17 The applicant will comply.
2.18 The applicant will comply.
2.19 The applicant will comply.
2.20 Noted.
3. Fire Department
3.1.1 The applicant will comply.
3.1.2 Noted.
3.1.3 The applicant will comply, with the exception of d. No red curbs will be provided
in the residential portion of the project.
3.1.4 Noted.
3.1.5 The applicant will comply.
3.1.6 The applicant will comply.
3.1.7 The applicant will comply.
3.1. $ The applicant will comply.
3.1.9 The applicant will comply, provided the setbacks are consistent with the approved
PUD.
3.1.10 The applicant will comply.
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Planning & Zoning Commission
October 5, 2005
Page 4
3.1.11 The applicant will comply.
4. Police Department.
4.1 We are concerned with this statement and what it may entail. If interior fencing
includes fencing on individual homeowners' lots at the front setback and interior
side, of course this is not acceptable. We respectfully request that the same
fencing that currently exists throughout the project be continued in this phase.
Any other fencing will detract from the overall look of the subdivision.
4.2 The only public areas are the pathways and the cemetery lot which fronts on the
collector. We respectfully request that this item be stricken from the report.
5. Parks Department. (No concerns)
6. Sanitary Service Company. (No concerns)
7. Ada Caunty Ilighway District. The applicant will comply with tlae District's prior
conditions of approval for this development.
We believe this letter addresses all staff concenns. 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: Frank Varriale
C:\Aocuments and Settings\johnsonj.MERIDIAN\Local Settings\Temporary Internet Files\OLKb\RecsResponse.doc