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RecommendationWHITE PETERSON WHITE, PETERsoN, MORROW, GIGRAY, RossMAN, NYE & RossmAN, P.A. KEVIN E. DAIIUS CHRISTOPHER S. NYE JuLIE KLEIN FISCHER PHn tP A. PETERSON WM. F. GIII-Y, In ERIC S. RossMAN D. SAMOEI. JOHNS TODD A. RossMAN JILL S. JURRIEs DAVID M. SwARTLEY LARRY D. MOORE TERRENCE R. WHITE** WRIJAM A. MORROW NICHOLAS L. WOLLEN WILL IAM F. NICHOLS* *Also admitted in OR ** Also admitted in WA To: Staff Applicant Arfected Property Owner(s) Re: Application Case No ATTORNEYS AT LAW 200 EAST CARLTON AvE., SUITE 31 POST OFFICE BOX1150 MERIDIAN, IDAHo 83680-1150 TEL (208)288-2499 FAX (208) 288*2501 E-MAIL:@WPPMa.COM June 11, 2001 PP-0 I -005 NAMPA OFFICE 5700 E. FRANKLIN RD., sTE. 200 NAMPA, IDAHO 83687-8402 FAX (466-9272 208) 466-4405 PLEASE REPLY TO MERIDIAN OFFICE RECEIVED JUN 13 2001 CITY OF MERIDIAN FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING COMMISSION Staff, Applicant and/or Affected Property Owner(s): Please note that these Findings and Recommendations of the Planning and Zoning Commission shall be presented to the City Council at the public hearing on the above referenced matter by the Planning and Zoning Administrator. Due to the volume of matters which the City Council must decide, and to insure your position is understood and clear, it is important to have a consistent format by which matters are presented at the public hearings before the City Council. The City Council strongly recommends: l . That you take time to carefully review the Findings and Recommendations of the Planning and Zoning Commission, and Be prepared to state your position on this application by addressing the Findings and Recommendations of the Planning and Zoning Commission; and 2. That you carefully complete (be sure it is le ible) the Position Statement if you disagree with the Findings ancT Recommendations of the Planning and Zoning Commission. The Position Statement form for this application is available at the City Clerk's office. It is recommended that you pprepare a Position Statement and deliver it to the City Clerk prior to the hearing, if possible. If t%rt4 is not possible, please present your Position Statement to the City Council at the hearing, along with eight (9) copies. The copies will be resented to the Mayor, Council, Planning and Zoning Administrator, Public Works and the 'City Attorney. If you are a part of a group, it is strongly recommended that one Position Statement be filled out for the group, which can be signed by the representative for the group. Very kzuty yours, City Attorneys Office BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR BRIDGETOWER CROSSING SUBDIVISION, PRIMELAND DEVELOPMENT CO, LLP, Applicant Case No. PP 01-005 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 175.91 acres in size and is generally located north of Ustick and east of Ten Mile Road in Meridian, Idaho. 2. The owners of record of the subject property are E.L. Bews, Chandos Hoaglun SZ Young Lands, Ltd. of Boise and Meridian. 3. The Applicant is Primeland Development Co., LLP of Boise, Idaho. 4. The subject property is currently zoned RUT and R-4. The applicant has requested zoning of R-4 and C-G. The zoning of R-4 and C-G is defined within the City of Meridian's Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: development of 336 building lots and 58 other lots. RECOMMENDATION TO CITY COUNCIL - 1 PRELIMINARY PLAT -BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP 8. There are no significant or scenic features of major importance that affect the consideration of this application. 9. The Planning and Zoning Commission recognizes the concerns of Brian and Margaretha English. RECOMMENDATION 1. The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the Applicant for the property described in the application, subject to the following: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: l . This Preliminary Plat application for Bridgetower Crossing Subdivision (specifically Phases 1 and 2 on Sheet 3 of 3, dated 1/11/01, Blocks 1, 6, 7 and 8) shall supercede Phase 2 of the already approved Bridgetower Subdivision, approved by City Council in October 2000, The Applicant is proposing to modify the Bridgetower Subdivision preliminary plat with this Bridgetower Crossing preliminary plat. 2. Applicant shall obtain a letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 3. Public Works a. Coordinate fire hydrant placement with the City of Meridian Public Works Department. b. Sanitary sewer service to this site shall be via construction of a portion of the White Trunk and North Slough Trunk Lines. RECOMMENDATION TO CITY COUNCIL - 2 PRELIMINARY PLAT -BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of the centerline. C. Water service to this site is being proposed from extensions of existing mains. Applicant will be responsible to construct the water mains to and through this proposed development. It is the City's desire to obtain a site for a new domestic well in the vicinity of the projects northwest corner. This well site (120'xl20') would need to be located near the White Drain, somewhere within the commercial lots. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. Flow and pressure from the existing mains should be monitored with the Meridian Water Department. d. The developer shall be responsible for the payment of sewer and water assessment fees, as well as the actual physical connection of the existing homes located within the boundaries of this subdivision. e. Underground pressurized irrigation must be provided to all landscape areas on site. Due to the landscape area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or an Irrigation District. If 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. f. The soils investigation report submitted with the application indicates that groundwater was encountered within the project RECOMMENDATION TO CITY COUNCIL - 3 PRELIMINARY PLAT-BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP site. Design engineer to provide a statement of compliance, prior to the approval of development plans, that certifies that the centerline finish grade of the streets, public or private, is at least three feet above the established normal ground water elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater. g. Applicant shall submit any updated soils/groundwater monitoring data collected since the initial investigation date. h. Applicant shall show all proposed permanent and temporary sanitary sewer construction easements on the preliminary plat map for the areas of future development. i. Lots 8-19, Block 7, and Lots 16-19, Block 3, are impacted by irrigation easements. Applicant shall provide a copy of the executed encroachment agreement with Nampa -Meridian Irrigation District, indicating how the land underlying these easements may be used, prior to signature on the final plat. If encroachment of the Creason Lateral is not granted, the easement area will need to be removed from the building lots. j. The preliminary plat indicates an 8" sanitary sewer main exiting the southeast corner of Block 7. If Block 7 cannot sewer through the vehicular access Lot 54, a 20-foot wide common area lot will need to be created and centered on the sewer main. 4. Streets/Pathways a. There is currently no stub street provided to the 9.16 acre enclave (consisting of 3 separate parcels with frontage on McMillan Road) that is not a part of this subdivision. Quintale Avenue must be stubbed to the southern boundary of either the Anderson or Kelso property to provide for future connectivity when these parcels re -develop in the future. b. N. Towerbridge Way is the only ingress/egress access proposed to serve the 55 homes in Bridgetower Subdivision (Phase 1) and the 77 homes in Phases 1 and 2 of Bridgetower Crossing (132 homes total). The Applicant must work with the Meridian Fire RECOMMENDATION TO CITY COUNCIL - 4 PRELIMINARY PLAT-BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP Department to determine whether a temporary emergency access point is necessary until such time as a secondary principal access is provided. C. The Applicant told Staff verbally that the W. Belltower Drive collector at Ten Mile Road, currently shown in Phase 3 of the plat, is likely to be constructed within 12-15 months to provide a second ingress/egress point for the subdivision. The White Drain Trunk is proposed to be laid within the Belltower Drive right-of- way. The Applicant should coordinate the construction of Belltower Drive with the Public Works Department's plans for the White Drain Trunk construction. The timing and responsibility for construction of the White Drain east through Bridgetower Crossing should be clearly outlined in the D.A. d. City Ordinance 12-4-12 states, "Bicycle and pedestrian pathways shall be encouraged within new developments as part of the public right of way or as separate easements so that an alternate transportation system (which is distinct and separate from the automobiles) can be provided throughout the City urban service planning area." Since no front -on housing is permitted along Towerbridge, Belltower and Coppercloud (as Collectors), Staff recommends Applicant coordinate with ACHD to provide bike lanes within the 50-foot right-of-way of both collectors. The bike lanes will also provide increased safety and accessibility for children traveling to school should a future elementary school be constructed east of the subdivision. e. There are several micropath common lots proposed on the preliminary plat and CUP/PUD plans. As a condition of the plat, Applicant shall be required to construct open -vision fencing or four -foot -high solid fencing (max.) along both sides of any pathways. The developer shall place a deed restriction on the residential lots adjacent to these micropaths to prohibit the construction of any fencing on the residential lot higher than four feet on the sides adjacent to the pedestrian walkway lot. Applicant may also consider placing a deed restriction on the townhome lots adjacent to the vehicular driveway shown as Lot 54, Block 23. RECOMMENDATION TO CITY COUNCIL - 5 PRELIMINARY PLAT -BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP 5. Landscaping/Fencing a. A permanent, six-foot high, solid fence shall be constructed along the following boundaries of the subject plat: • Full east boundary of the townhouse block (Block 23 ) • North boundary of Lot 13, Block 20 • South boundary of Block 14 (adjacent to the Huskey property) • West boundary of Block 10 (adjacent to the Huskey property) • East boundary of Lot 3, Block 1 Said fencing shall be constructed prior to applying for building permits in each phase. Submit detailed fencing plans for review and approval with submittal of the Final Plat. A letter of credit or cash will be required for all fencing prior to signature on the Final Plat. No fencing is permitted within the required landscape buffers. b. A detailed landscape plan for the common areas, pathways, and types of construction shall be submitted for review and approval with the submittal of each Final Plat application. The landscape plan must include sizes and species of trees, shrubs, berming/ swale details, and all proposed ground cover/treatment. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, etc., prior to signature on the Final Plat. C. The Landscape Plan (Sheet LD.1) does not show any details for Lot 20, Block 23 (the open lot between the commercial and office lots fronting on Ten Mile Road). The Applicant should clarify the general intent of this lot. For example, will the pathway extend through this lot to connect with the Ten Mile sidewalk? Will it be accessible to employees of the office and commercial buildings? d. The Planning and Zoning Commission strongly supports the Master Pedestrian Pathway System shown in Figure 2 on Sheet LD.1. They do recommend one addition. The micropath shown as Lot 15, Block 14 between the office complex and N. Montelino Way does not connect to any path. The Commission RECOMMENDATION TO CITY COUNCIL - 6 PRELIMINARY PLAT -BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP recommends a pathway be added within the 30-foot wide landscape area (Lot 22) that meanders north and connects with the pathway along the south side of Belltower Drive. e. The Site Landscape Development Plan (Sheet LD.1) shows a total of eight (8) storm water drainage basin ponds along the relocated White Drain riparian strip through the center of the project. Figure #3 is an elevation of the pond design. The Planning and Zoning Commission strongly supports the "riparian zone plantings" being native species and the general concept of this stream. They do have some concern about the water flow through this feature and the potential for stagnant water, mosquito infestations, moss build-up, etc. Of particular concern is the third pond to the east (starting from Ten Mile Road), on the north side of W. Belltower Drive. The White Drain inlet is in the middle of the pond and the outlet is at the west end, creating a "dead" zone at the east end of the pond. All stormwater ponds must be designed to reduce any potential stagnation, including provision of an irrigation pump to ensure adequate water flow and speed throughout the entire network. A mosquito abatement plan should be in place and homeowner's informed appropriately. f. Applicant shall submit detailed grading plans of the stormwater ponds for review and approval by the Public Works Department with each Final Plat application. g. The Planning and Zoning Commission recommends the stormwater pond slopes be designed with a minimum of 4:1 slope along the banks for public safety. h. Per the Landscape Ordinance (12-12-13 ), a minimum of one (1) deciduous shade tree per 8,000 sq. ft. must be planted upon all common open space lots. It appears all common lots meet or exceed this ordinance except the 6.99 acre park (Lot 3, Block 1). This common lot requires a minimum of 38 trees to be planted. Applicant shall account for this ordinance in the detailed landscape plan to be submitted with the Final Plat application. 6. Blocks S& Easements RECOMMENDATION TO CITY COUNCIL - 7 PRELIMINARY PLAT -BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP a. The Coleman Lateral easement (Sheet 2 of 3) is shown to bisect and/or encroach upon several office and residential lots in Block 14 and Block 10. While not called -out on the plat, it appears this lateral will be piped. Prior to the City Council hearing on the subject Preliminary Plat, the Applicant must submit a copy of a letter from the appropriate irrigation district stating there are no foreseeable problems with this encroachment into the irrigation easement. Prior to signature on the Final Plat, submit a copy of an encroachment agreement granting the final approval of said building encroachments. b. No irrigation easements are shown for the Settlers Canal along the south side of McMillan Road. Applicant shall determine this easement width and modify the plat to reflect this easement prior to the City Council hearing on the Preliminary Plat. It appears the adjacent lots are of sufficient depth to accommodate any increased canal easement. If the easement does encroach into the lots, the Applicant must submit a copy of a letter from the appropriate irrigation district stating there are no foreseeable problems with this encroachment into the irrigation easement. Prior to signature on the Final Plat, submit a copy of an encroachment agreement granting the final approval of said building encroachments. C. The Creason Lateral easement slightly encroaches into Lots 23- 42, Block 1 (Phases 1 and 2). The Applicant must submit a copy of a letter from the appropriate irrigation district stating there are no foreseeable problems with this encroachment into the irrigation easement. Prior to signature on the Final Plat, submit a copy of an encroachment agreement granting the final approval of said building encroachments. d. Applicant shall comply with Ordinance 12-4-6.D.2. regarding platting a perpetual six -foot -wide maintenance/drainage easement on the zero -lot -line townhome lots in Block 23. e. A note shall be added to the face of plat designating the two, 25- foot vehicular driveways that serve the commercial and office lots in Block 23 as a perpetual cross access easement shared between Lots 25, 26, 28 and 29, Block 14 and shared between Lots 22, RECOMMENDATION TO CITY COUNCIL - 8 PRELIMINARY PLAT -BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP 23, 25, 26, 28, 31, 32, 34 and 36, Block 23. Lots 22, 23, 25 and 26, Block 23 and Lots 25 and 26, Block 14 (the proposed office lots) all have lot lines proposed that bisect rows of parking. Note that all required parking for office lots must be provided on the legal lot of the building. These lot lines may need to be modified to accommodate the required parking. Applicant to modify these lot sizes accordingly to minimize any future need for Lot Line Adjustments, re -subdivision, etc. g. The 100-year floodplain encroaches into the rear 20 feet of Lots 15-19, Block 1. The Applicant should ensure the fixture property owners are aware that no structures can be erected in this area. 7. Other Site Specific Requirements a. Prior to the City Council hearing, Applicant shall revise the Legend on all Preliminary Plat sheets to correctly reflect the contour lines as dashed lines, not solid, as shown in the Legend. b. Prior to the City Council hearing, Applicant shall revise Sheet of the plat to rename "Letup Canal" as "Settlers Canal." This is not the Lemp Canal. C. Add the "Right to Farm" note to the plat (in relation to the Huskey property SW of the subdivision). Adopt the Recommendations of the Central District Health Department as follows: 8. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 9. Run-off is not to create a mosquito breeding problem. 10. Stormwater shall be pretreated through a grassy Swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. RECOMMENDATION TO CITY COUNCIL - 9 PRELIMINARY PLAT -BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP 11. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendations of the Meridian Fire Department as follows: 12. Common areas will need to be kept clean of trash and weeds. 13. No parking of vehicles, trailers or equipment in cul-de-sac. 14. All roads will be installed before building is started with appropriate street name signs. Note: Applicant shall comply with conditions of AZ-01-003 set forth by ACHD. ZAWork\M\Meridian\Meridian 15360M\Recommendations\PP0105Bridgetower.wpd RECOMMENDATION TO CITY COUNCIL - 10 PRELIMINARY PLAT -BRIDGETOWER CROSSING SUBDIVISION BY PRIMELAND DEVELOPMENT CO, LLP