HomeMy WebLinkAboutBridgetower Crossing Subdivision No. 14 PP-05-044
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the matter of a request for Preliminary Plat Approval of 60 single family residential
building lots and 4 common lots on 23.90 acres in an R-4 zone for Bridgetower Crossing
Subdivision No. 14, by Primeland Development, LLP.
Case No. PP-05-044
For the City Council Hearing Date of: November 1, 2005
A. Findings of Fact
1. Hearing Facts
a. A notice of a public hearing was published for two (2) consecutive weeks prior to
the City Council public hearing, the first publication appearing and written notice
mailed to property owners or purchasers of record within three hundred feet (300')
of the external boundaries of the property. The notice of public hearing before the
City Council was posted upon the property under consideration more than one week
before said hearing. All other noticing was done consistent with Idaho Code §67-
6509.
b.
The matters were duly considered by the City Council at the November 1, 2005,
public hearing. The applicant, affected property owners, and government
subdivisions providing services within the planning jurisdiction of the City of
Meridian were given full opportunity to express comments and submit evidence.
Written and oral testimony was received on this matter, as reflected in the records
of the City Clerk (for written testimony) and in the official meeting minutes (for
oral testimony).
c.
The Planning and Zoning Commission conducted a public hearing and issued a
recommendation for approval to City Council.
The City Council heard and took oral and written testimony and duly considered the
evidence and the record in this matter.
d.
2. Process Facts
a. There has been compliance with all notice and hearing requirements set forth in
Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as
evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of
Posting filed with the staff report.
3. Application and Property Facts
a. In addition to the application and property facts noted in the staff report and the
Planning & Zoning Recommendation for the subject application(s), it is hereby
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO. PP.O5-044 - PAGE 1 of 4
verified that the property owner of record at the time of issuance of these findings is
Primeland Development, LLP.
4. Required Findings per Zoning and Subdivision Ordinances
See the Staff Report attached as Exhibit A for the findings required for each
application.
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land
Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-
6503).
a.
2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and
Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof. The City of Meridian has, by ordinance, established the
Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was
adopted August 6,2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code
§ 11-17-9.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning and Zoning Department, the Public Works Department and
any affected party requesting notice.
7. That this approval is subject to the Legal Description in Exhibit A, the Preliminary Plat
dated 8/10/05 as shown in Exhibit A, and the Conditions of Approval in Exhibit A. The
conditions are concluded to be reasonable and the applicant shall meet such
requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated 8/10/05 is hereby conditionally approved;
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LA W AND DECISION & ORDER
CASE NO. PP-O5-044 - PAGE 2 of 4
2. The site specific and standard conditions of approval are as shown in Exhibit A.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that after the date of approval of the preliminary plat, the owner or
developer shall have one year within which to file the request for approval of the final
plat. After approval of final plat, the owner or developer shall have one year to begin
construction ofthe public utilities and one year thereafter to complete construction of
those public facilities. (MCC 12-2-4.B & C.)
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. 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 request for a regulatory takings analysis will toll tlle
time period within which a Petition for Judicial Review may be filed.
2. 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 the issuance or denial of
the approval 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.
F. Exhibits
Exhibit A:
Staff Report
~tion ofthe City Council at its regular meeting held on the
1/~h1.6-e¡- ,2005.
q~
day of
COUNCIL MEMBER SHAUN WARDLE
VOTED ~
VOTED 1/1;~
VOTED~
VOTED Þ
--
VOTED
COUNCIL MEMBER CHRISTINE DONNELL
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
MAYOR TAMMY de WEERD
(TIE BREAKER)
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO. PP-O5-044 - PAGE 3 of 4
Attest:
SEAL -
illiam G. Berg, Jr., y erk %. 7~- ,i?o /
~ "ð >"tt91" 15\ . ~- ,".
"'-;.. ~ L\'t' .:::~'"
")0.. ~....-r"l vv ,'~
Copy served upon Applicant, The Planni~gwJ.¡J;ZRñi~g\bepartment, Public Works Department
-
and City Attorney.
By: \\Cl.~"j \.'1-,
(;rty Clerk's Office
Dated:
\ \-\ L\ -CS
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO. PP-O5-044 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
STAFl<~ REPORT
City Council Hearing
Hearing Date: 11/1/2005
~~--~
; .~-
¡.."- .' ,.,
cU'e;Ûl;~' ]
';,
v
J:),\I-¡n "
. '~~'(J~".,!.",.. ¡',~--'!., Y ,:<-!~.y -. ,./l~
TO:
FROM:
SUBJECT:
Mayor, City Council
Josh Wilson, Associate City Planner
Bridgetower Crossing Subdivision
. PP.05-044
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: The Meridian Planning and Zoning Commission heard the
item on October 6,2005. At the public hearing they moved to recommend approval.
a. Summary of Public Hearing:
i. In favor: Becky McKay, applicant's representative.
ii. In opposition: None.
111. Commenting: None.
IV. Staff presenting application: Brad Hawkins.Clark
v. Other staff commenting on application: Mike Cole, Public Works.
b. Key Issues of Discussion by Commission:
i. Amount of open space in proposed subdivision.
c. Key Commission Changes to Staff Recommendation:
i. Delete Condition 1.1.2
11. Add to Condition 1.2.2 the following: "The applicant reserves the use of sand for
ponds as previously approved by staff."
iii. Modify Condition 2.5 to read: "Vacate any recorded irrigation easements prior to
signature on the fmal plat."
iv. Delete item D from Condition 3.1.3
v. Add the following to Condition 3.1.9 "provided the setbacks are consistent with
the approved PUD"
vi. Delete Condition 4.1
vii. Delete Condition 4.2
d. Outstanding Issue(s) for City Council:
i. None.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
<File Numbers To Be Added By Planner>
PAGE 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
N of Us tick Road and W of Linder Road
4Nl 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
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit AI): August 10, 2005
2. Date oflandscape 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 of
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 detenmned 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: October 10, 2005 and October 24, 2005
c. Radius notices mailed to properties within 300 feet on: October 7, 2005
d. Applicant posted notice on site by: October 24, 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.
<File Numbers To Be Added By Planner>
PAGE 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4. West: Bridgetower Crossing Subdivision, zoned R-4.
d. History of Previous Actions:
AZ-OI-003, CUP-Ol.006, PP-02-014
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Bridgetower #3.
Location of water:
Bridgetower #3.
2. Vegetation: None.
Sewer was stubbed to this property during construction of
Water was stubbed to this property during construction of
3. Flood plain: N/A
4. CanalslDitches lITigation: Coleman Lateral, to be piped
5. Hazards: None.
6. Proposed Zoning: R-4
7. Size of Property: 23.90 acres
8. Description of Use: Single family residential
f. Subdivision Plat Infonnation
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
2.51 units per acre
9. Gross Density:
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 ofbuffer(s) between land uses: None required; the subdivision is suITounded
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 Item 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
<File Numbers To Be Added By Planner>
PAGE 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Bridgetower Crossing Subdivision (CUP-OI-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
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 Exrubit 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, wruch 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 Bridget ower 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, Obj ective 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 (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
<File Numbers To Be Added By Planner>
PAGE 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 IV, Objective C, Action 1)
The applicant is proposing a single-family development. The existing residential properties 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).
.
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 staff and ACHD are
supportive qfthe connectivity plan for this area (see ACHD 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
IV 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
<File Numbers To Be Added By Planner>
PAGE 5
CITY OF MERlDJAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1. PRELIMINARY PLAT:
Relationship of Pre-plat to PlaIll1ed Development Concept: The following note (on page
10, Item #12) was included in the Decision and Order Granting the CUP (CUP-OI-006)
for Bridgetower Crossing, outlining how the subj ect 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 total
number of lots has still been reduced by 9 lots." 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 lAO 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
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 15, 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-05-044 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
Approve
I move to approve File Number PP-05.044 as presented in the staff report for the hearing date of
November 1, 2005, and the preliminary plat dated August 10,2005, with the following modifications to
the conditions of approval: (add any proposed modifications).
Deny
I move to deny File Number PP-05-044 as presented in the staff report for the hearing date of
November 1, 2005, and the preliminary plat dated August 10,2005 for the following 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. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: August 10,2005)
2. Landscape Plan (dated: August 22, 2005)
B. Conditions of Approval
<File Numbers To Be Added By Planner>
PAGE 6
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1. PlamÜng 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
<File Numbers To Be Added By Planner>
PAGE 7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: August 10, 2005)
"'"u'M
I
I .
~ I :,:;
~ :
~~ . -
8 I .
i \~ ¡
'I ;, Ii
I ..
I '
;":; II/II
(I ' : I ,
'" I'
" f ¡ II
HIIIU:HI
ii ~ Ii ,Ii Ii
! Ii
..¡¡fl ll':!
, I I ,I
¡UUUIiI
lilp-II'I
d lilililll;
. .
~ "I~~I¡ II'e~ 11; .1~ Ii I ú
81 ~L ~ 1i .' 5~1!I
I; ~ 1¡:j~!Ii .I'!. !t1fl!fii
r¡ 1" ,... . ..'. OJ ... n. I.
/~i
'0 å ! I! -:::::. ~G E"S/NEII/"/f -- PlANNER ¡' CI)NTACT Df'ÆlOPf.A
:IJ" ~, ""W"- PlAT SOLUTIO"S,. """' .."'. -- ,~~-, ""
m'i~~ -.-""""" ",... """.... ~'t;_. ,...:.t~:" i:::.'-;,::,
. J -.......,...' -""",,r!! .,='~ ~~,~.."I:"d='~ .n "::""...;~:::
OWNERS OF ÆCOAO
"";',~~..""
........... "'"
-"..,--
,. 1- ..'~.
'.""'""'.""'~~-'."'.""""""""""". ..'.'-'~" ,."~,."""".,~""",-",_..".",-,,, "," "".0.,' ",- ,.
A- 1
..."",-"",-",~,""".
-------'
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS') CALL (208) 884-5533
2. Landscape Plan (dated: August 22, 2005)
--------"------'------'--------""'-"'-'" ""'-----",-"--,,,,-,--- -""",-",-"""""_._""----"-,-------------",--,--,,,,,,,---""--""'---'----------"",
r~-- ~:!5fi-1 ;
."~W~ill ¡
'T~" ---------'-'II'
'1 1111'11!!!¡I 'lh¡ í
~,,~"; ,~,:~:",-";;d¡ f
"""'m..,s-,,.., '
I ¡ I.:
I:_i~~:~¡¡:¡¡¡¡~~:jl
~~
¡i
'k
~
'-"-
~ ~iU¡¡1
¡ ~ i'~!iÜ J:
2 I U, I'
~' ! 1.1
_~~'I"~~~\'i~\'
, j,,~11
.;11 .-' ii,'
Ii ,~¡ ':¡~(t'J!'
I, HI :;""
~ ~, :1
.. 'ij II
r- 'I I
I.
;
:!
- - - -"
I
1-,,--
-11-
-- -'(,
-/
,ç' ,,-"
;/ ,,",,-'
¡{,If''' --
" -if '
/'-h,"'-
;//\,~J} - '-
fI '-',
i '
11,I
¡¡ ¡ !Ji
~ , Ii
~ 11
{f. .
'- -""-'---_:-:--------,~
In¡¡ìí¡!¡¡', ;
-,II!I!: !
! r. ~
'11!i I "
Nil ;~~
I I, ,,~
! 'I j!~
, !t ~
¡ g
!
I
¡¡ï!t¡I~¡¡m~J ~ ¡
¡ !i!fl~ II ~III ~ ;
.,1 I !¡ , I ~
, ' .
I¡ZI \ HI! ~
I I, ".. ~
¡i ~
~ :j
..
i r
!!!I;¡-
:Iihi
¡<¡Iii
I"J" -
¡¡ dl
_ì
1t "~;I-:;:':':'
¡¡~I ~:
ii, é"- .
Æ '-,~ I
~¡¡T~~~' ~ ¡----l ¡;;ìDc.ETOWER C~56INc.. 14-"."",,- ",-~""_P' I
r:.LL(tE~ L=~~",~~~ co ',':-- ===' " i)1
~
\J I,,"":~~~~
I ,.-.", "",",;.'" '-O,""'~'-' ,,-.-
--,,",",---- ,------------,,---
A -2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
1.1.1
SITE SPECIFIC REQUIREMENTS--PRELIMINAR Y PLAT
The preliminary plat labeled as PRE prepared by Engineering Solutions, dated August 10,
2005, is approved, with the conditions listed herein. All applicable comments/conditions of the
previously approved Annexation/Zoning (AZ-01-003) and Conditional Use Permit (CUP-Ol-
006) shall also be considered conditions of the Preliminary Plat (PP-05-044).
1.1.2 The applicaRt shall provide additioRal usable oveR space commoa lots which æeet the minimHæ
reqMireæeHt of 5 pereeHt, and sübæit revised laRdseape plans whieh show the required changes
at least 10 days prior to the City Council hearing on the applieation.
1.1.3 All road drainage shall be contained on site in the drainage swales as depicted.
1.2 GENERAL REQUIREMENTS~PRELIMINARY PLAT
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
B-1
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13~1O-8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater 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 stonnwater 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 requirements at
the time of final construction. The applicant reserves the use of sand for ponds as previouslv
avproved bv staff.
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, a single-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 12-13-8 and MCC 9-1-28.
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 [mal plat application.
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.
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.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.2.7
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
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 wil1 need to 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 not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
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.
1.2.8
1.2.9 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
2. PUBLIC WORKS DEPARTMENT
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
B-2
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. Cover 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.
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.
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.
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 ofthe 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.
Vacate any recorded irrieation easements prior to signature on the final plat.
A letter of credit or cash surety in the amount of 110% wil1 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 irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
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.
2.11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.9
No large landscaping shall be allowed within a five-foot radius of a meter tile 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.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army COlpS of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be perfonned in conformance with MCC 11-l2-3H.
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.
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.
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 icrigationldrainage 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 final plat signature.
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 I-foot above.
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.
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 a fire-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
3.1.3
B-3
Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884~5533
3.1.4
3.1.5
3.1.6
3.1.7
3.1.8
3.1.9
a. Fire Hydrants shall have the 4 Y2" 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. Loeations with fire aydffffits shall have the curb painted red 10' to each side of the aydrant
location.
e. Fire Hydrants shall be placed on comers when spacing pennits.
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.
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 turn around.
All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
Operational fITe hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
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 more 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 Y2 the diagonal
measurement of the full development.
Building setbacks shall be per the International Building Code for one and two story construction,
provided the setbacks are consistent with the approved PUD.
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 measurements 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. POLlCE DEPARTMENT
4.1.1 Any interior fencing shall allow visibility from the street or shall not mœeed fol:1f feet in height if
solid feneing is used.
4.1.2 The proposed developmøat and/or plat do not effur flatl:1fal s1:lfVeillaø.eø opportunities of the
pl:1blie areas. Prior to the nØJ[t poolie hearing, the applieant shall meet with the Police Chief and/or
PlaHflÎag 8taff to disc1:lsS featl.-H"øs that mei"Øase visiBility, iaell:1ding but: not limited to: doors and
\vindows that look out: Of!. the pl:1blic areas, front poFehes, and adequate nighttime lightittg. The
site plaB æ:!(,Vor laø.dseapin-g plan shall be fIYlÎsed if!. accord ',vitk those dise'I:lGsiof!.s.
5, PARKS DEPARTMENT
No concerns.
6. SANITARY SERVICE COMPANY
No concerns.
7. AÐACOUNTYHIGHWAYDISTRICT
B-4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
C. Legal Description
III
SURVEY
GROUP
Suj,~ 150
Me,'jdi3n. Idaho 83642
. --- ----- -----
Phone (208) 846-8570
Fa>: (208) 884.5399
----- ------------,---..-,-
Project No. 05,24!
August 19, 2005
Bridgetower Crossing Subdivision No, 14
A parcel ofland located in Sectioll35, TAN., R.1W., B.M., Ada County, Idaho,
more particularly described as follows: Commencing at the comer common to Sections 1
and 2 ofT.3N., R.I W., and Section 36 and the said Section 35; Thence North 00°15'24"
East, 2637.42 feet to the 1/4 comer common to said Sections 35 and 36; Thence North
89°) 0'54" West, 1317.27 feel to the CÆ 1116 comer lying on the East boundary of
Bridgetower CroSfling Subdivision No. 13, as same is recorded in Book -,-_.. of Plats
at Page -,----' records of Ada County, Idaho; Thence along the East boundary of said
subdivision and Wesl boundary ofWatCTsong Estates, as same is recorded in Book 88 of
Plats at Page 10,088, records of Ada County, Idaho, South 00°21' 10" West, 349.93 feet
to the REAL POINT OF BEGINNING.
Thence continuing South 00°21 '10" West. 969.43 feet to the SE 1116 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 feet along the arc of a cwve to the right, having a radius of21-00
feet, a central angle of 139°30'50", and a Jong chord bearing North 11 °45'25" East,
39.41 feet;
Thence 144.19 feet along the arc ofa curve to the left, having a radius of50.00
feet, a central angle of 165°13'57", and a long chord bearing North 1°06'08" West, 99.17
feet;
Thence North 6°16'53" East, 134.17 feet;
Thence North 90°00'00" West. 104.09 feet:
Them'c North 45"50'2/r' West. 149. (¡ teet;
Thence North 5)<00"00" West. 240_00 kef:
Th~'I":¡"'()r!h~~C>()I)'()()"'W,-'-" "¡"-le.-,
11,',1:, "
\\ c_'
fi I i,' ~ r j () 11 a I J C' ,
., , -, " r
r !
C - 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Thencc North 70"Or)"00" West, 98.88 ft\,et;
Thence North 85"45'02" West, 98.72 feet;
Thence South 90"00'00" West, 168.56 fect;
Thence North 44"00'00" West, 262.25 feet;
Thence South 90"00'00" West, 248.25 feet to the Northwest oomcr of said
Bridgetower Crossing Subdivision No. 4 lying on the easterly boundary of Bridget ower
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"00'00" East, 118.04 feet;
Thence 260.02 feet along the arc of a curve to the right, having a radius of 775.00
feet, a central angle of 19"13'24", and a long chord bearing North 9"36'42" East, 258.80
feet;
Thence North 63"06'42" East, 27,73 feet;
Thence South 73"00'00" East, 7.38 ('eet;
Thence North 17"00'00" East, 50.00 feet;
Thence North 25"57'45" West, 29.27 fect;
Thence 149.66 fect along the arc of a non-tangent curve to the left, having a
radius of 825.00 feet, a central angle of 10"23'37", and a long chord bearing North
15"51'41" East, 149.45 feet to the Southwest comer of said Bridgetower Crossing
Subdivision No. 13;
Thence along the southerly boundary of said subdivision South 79"19'08" East,
39.18 feet;
Thence South 56"00'00" East, 120.15 feet;
'I hence South 73"OO'O(r" East. In2.00 feN;
Thence South 86"02'36" East. 90.66 feet;
Thence North 90'OO'()()" Ea~!. ~ 1 0 00 feel:
I I
C-2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Thence South 72°32'58" East, 114.77 Ject;
Thence South 65" 13'40" East, I 2120 feeL
Thence South 6()048'34'" East, 20.00 feet;
Thence South 58°00'00" East, 113.27 fect;
Thence South 62°00'00" East, 263.30 feet to the Point of Beginning. Containing
23.90 acres, more or less.
Prepared By;
Idaho Surve Group, P.C(,;
<-,
C - 3
CITY OF MERlD1AN PLANN1NG AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (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
detennining 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;
City Council finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. City Council supports the proposed layout as a practical solution to address
the constraints dictated by previous developments.
B.
The availability of public services to accommodate the proposed development;
City Council 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;
Please see the Agency Comments and Conditions contained in this report for more detail.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
City Council is not aware of any health, safety or environmental problems associated with the
development of this subdivision. ACHD considers road safety issues in their analysis.
D - I