HomeMy WebLinkAboutStaff ReportHOB OF TRE4 SORE VALLEY
MAYOR
Robert
A Good Place to Live
LEGAL DEPARTMENT
CITY COUNCIL M
1
CITY OF MERIDIAN
(208) 288-2499 -Fax 288-2501
ti1EMEMBERS
PUBLIC WORKS
Ron Andemn
33 EAST IDAHO
BUILDING DEPARTMENT
Keith Bird
MERIDIAN, IDAHO 83642
(208) 887-2211 • Fax 887-1297
Tammy deWeerd
Cherie McCandless
(208) 888-4433 • FAX (208) 887-4813
City Clerk Office Fax (209) 888-4218
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 • FAX 888-6854
MEMORANDUM:
December 27, 2001
To: Mayor &City Council RECENP-D
From: Bruce Freckleton, Assistant to City EngineeO DEC 1David McKinnon, Planner IIZOQ.1
City Of Meridian
Re: Request for a Final Plat Approval of Bridgetower Subdivision No. 2 >V9 Sing 9-famci(y
Building Lots and 7 Other Lots on 19.08 Acres in an R-4 Zone (with PUD) by
Primeland Development Co., LLP (File# FP-01-021)
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
LOCATION
The property included in this development is located on the north side of Ustick Road, approximately
1,100 feet west of Linder, immediately across Ustick Road from Tumble Creek Subdivisions. Five
Mile Creek borders the subdivision on the south. The property is located in an area designated as
Single-family Residential in the Comprehensive Plan. Five Mile Creek is designated as a multiple -use
pathway in the Comprehensive Plan.
SURROUNDING PROPERTIES
The surrounding uses are as follows:
North — Agricultural, zoned RUT (County)
South — Tumble Creek Subdivision, zoned R4.
East — Agricultural and single-family homes, zoned RUT (County)
West — Bridgetower Subdivision No.1, and a Single-family home on 4.2 acres, zoned R4 in
Meridian (parcel was approved at one time as Bramble Wood Subdivision)
SITE SPECIFIC COMMENTS
Applicant is to meet all terms of the approved preliminary plat, conditional use permit and
development agreement.
2. The Developer shall be responsible for payment of water assessment fees for any common
areas proposing to use City water as a backup source. Applicant has indicated the Creason
Lateral will be used as the primary source, with Five Mile Creek providing the backup source
of water.
FP-01-021
Bridgetower Sub. No. 2
Mayor and Council
December 27, 2001
Page 2
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed, and road
base approved by the Ada County Highway District prior to applying for building permits. All
development improvements shall be installed and approved prior to obtaining certificates of
occupancy. A letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. Change the year of platting to 2002 and add "Meridian" to the situate statement
5. Sanitary sewer and water service to this site shall be via extensions from existing mains
installed adjacent to the proposed subdivision. Applicant will be responsible to construct the
sewer and water 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.
6. Underground pressurized irrigation must be provided to all landscape areas on site. Applicant
has not indicated whether the pressurized irrigation system within this development is to be
owned and maintained by an association or the Nampa & Meridian 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.
7. The soils investigation report submitted with the application indicates that groundwater was
encountered at some fairly shallow depths within the project 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.
8. 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 (including adjacent to Five
Mile Creek). The developer shall place a deed restriction on the residential lots adjacent to all
pathways to prohibit the construction of any solid fencing on the residential lot higher than four
feet on the sides adjacent to the pedestrian walkway lot.
9. Please show all existing permanent sanitary sewer easements on the final plat map. No
building lots shall be allowed to encroach within any permanent sanitary sewer easement.
10. Applicant is proposing to leave the Creason Lateral open until such time as the adjacent
property is developed. Applicant shall be required to provide a letter of credit or cash in the
amount of 110% for tiling of the ditch prior to signature on the final plat.
11. Provide a copy of the executed encroachment agreement with Nampa -Meridian Irrigation
FP-01-021
Bridgetower Sub. No. 2
Mayor and Council
December 27, 2001
Page 3
District, indicating how the land underlying their 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.
12. As the Bureau of Reclamation (BOR) owns the Five Mile right-of-way in fee simple and the
future pathway location will be off -site from this subdivision (i.e., there is no easement
involved), staff requests that the Applicant coordinate pathway improvements with the
Meridian Parks Director.
13. Show centerline and width of right-of-way for Five Mile Creek on the plat.
14. Complete the Certificate of Owners and accompanying Acknowledgment.
15. The landscape plan submitted with the final plat application needs additional detail for review.
The plan must include sizes and species of trees, shrubs, berming/swale details, and all
Proposed ground cover/treatment. Fencing locations and details are not adequately depicted to
determine compliance with conditions of approval. No fencing will be permitted within the
required landscape buffers. A letter of credit or cash surety in the amount of 110% will be
required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the Final Plat. Perimeter fencing shall be installed prior to applying for building
permits. Please submit revised plan to incorporate fencing in accordance with the conditions of
approval. All landscaping is to be complete prior to obtaining Certificates of Occupancy.
16. Add a note, and/or graphically depict a 10-foot wide easement along the subdivision boundary
or rear lot lines, for Public Utilities, Drainage, and Irrigation.
17. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat,
conditional use permit or development agreement does not relieve Applicant of responsibility
for compliance.
GENERAL REQUIREMENTS
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 prainage district, or
er City Ordinance
12-4-13. Plans will need to be approved by the appropriate irrigation/d
lateral users association, with written confirmation of said appthe Public
Works Department. roval submitted a
2. Any existing domestic wells and/or septic systems within this project will have to be
from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. from
for non -domestic purposes such as landscape irrigation. Wells may be used
3. Two -hundred -fifty- and 100-watt, high-pressure sodium streetlights will
be required at
FP-0i-021
locations designated by the Public Works Department. All streetlights shall
be installed at
Bridgetower Sub. No. 2
Mayor and Council
December 27, 2001
Page 4
subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final
design locations and quantity are determined after power designs are completed by Idaho
Power Company. Street light contractor to obtain design and permit from the Public Works
Department prior commencing installations.
4. Compaction test results must be submitted to the Meridian Building Department for all lots
receiving engineered backfill.
5. Submit "Final" letter from the Ada County Street Name Committee, approving the subdivision
and street names. Make any corrections necessary to conform.
6. Sewer and water mains shall be extended to and through the proposed development.
7. Applicant's engineer will be required to submit a signed, stamped statement certifying that all
street finish centerline elevations are set a minimum of three feet above the highest established
normal groundwater elevation.
8. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent.
9. Provide five -foot -wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
Sidewalks are to provide a clear five -foot -wide walkway pathway without encroachment of
mailbox structures.
FP-01-021
Bridgetower Sub. No. 2