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