HomeMy WebLinkAboutFP 02-008 Order Cond ApprovalBEFORE THE MERIDIAN CITY COUNCIL
C/C 07/02/02
IN THE MATTER OF THE )
APPLICATION OF PRIMELAND )
DEVELOPMENT FOR APPROVAL )
OF FINAL PLAT FOR )
BRIDGETOWER CROSSING )
SUBDIVISION NO. 2, LOCATED )
EAST OF NORTH TEN MILE )
ROAD AND SOUTH OF WEST )
McMILLAN ROAD, MERIDIAN, )
IDAHO )
)
)
CASE NO. FP-02-008
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on July 2, 2002, and the Council finding that the Administrative
Review is complete which has included certain comments and conditions as stated in a letter to
the Mayor and Council from Brad Hawkins-Clark, Planner for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, listing 9 General Requirements
and 21 Site Specific Requirements, which are herein found fair and reasonable, and that Shari
Stiles, Planning and Zoning Administrator, and Becky Bowcutt, commented at the hearing, and
the Council having considered the requirements of the preliminary plat the Council takes the
following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of"BRIDGETOWER CROSSING SUBDIVISION NO. 2" as
evidenced in Plat bearing: "PLAT OF BRIDGETOWER CROSSING
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRIDGETOWER CROSSING SUBDIVISION NO. 2 / (FP-02-008)
-1
SUBDIVISION NO. 2, A PORTION OF THE WEST ½ OF SECTION 35
T.4N., R. 1W., B.M., ADA COUNTY, IDAHO 2002, SHEET 1 OF 3,
HANDWRITTEN DATE:5/29/02,#10702 \10702-PLT.DWG BKB 05/29/02,
BRIGGS ENGINEERING, INC., CONSULTING ENGINEERS, PRIMELAND
DEVELOPMENT CO., LLP, DEVELOPER", Primeland Development,
Developer, is Conditionally Approved subject to those conditions of Staff
comments as set forth in the Memorandum to the Mayor and City Council from
Bruce Freckleton, Engineering Technician III, and Brad Hawkins-Clark, Planner
for the Planning and Zoning Department, dated June 26, 2002, listing 9 General
Requirements and 21 Site Specific Requirements, a true and correct copy of
which is attached hereto marked Exhibit "A", and consisting of five pages, and by
this reference incorporated herein, also attached hereto is Becky Bowcutt's
response letter to the staff comments dated July 2, 2002 and marked as Exhibit
"B", and consisting of three pages, and the additional requirements are required as
follows, to-wit:
1.1 As noted on the staff comments attached hereto as Exhibit "A" and
consisting of five pages, and as noted on Becky Bowcutt's response letter
dated July 2, 2002, and consisting of three pages, and in particular to
clarify Site Specific Requirements numbers 11, 14 and 15, they shall now
read as follows:
Number 11 shall now read as follows:
11. The final plat includes a landscape lot which connects the Ten
Mile Road portion with a cul-de-sac adjoining Bridgetower
Crossing Subdivision No. 1. The creation of this lot allows the
development to be contiguous with the previous phases. If a phase
is not contiguous with a previous phase the Ada County engineer
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRIDGETOWER CROSS1NG SUBDIVISION NO. 2 / (FP-02-008)
-2
will require a new subdivision name for the non-contiguous phase.
Therefore, it is our intent not to improve this landscape lot (Lot 12,
Block 5) until the collector road which adjoins it is platted and
constructed. We believe this will be accomplished with
Bridgetower Crossing Subdivision No. 3. At that time the
landscape lot will be re-platted into different landscape lots along
the collector as shown on the approved preliminary plat.
Number 14 shall now read as follows:
14.
The final plat as drawn only shows a dedication of 40-feet of right-
of-way on Ten Mile, and this is approved as long as the applicant
provides a detached sidewalk.
Number 15 shall now read as follows:
15.
Revise note 19 to require that all rear setbacks for Lots 1-4, Block
6 and Lot 3, Block 10 shall be measured from the cross access
easement line, not the east property line.
1.2
The Central District Health Department requires after written approval
from the appropriate entities are submitted, they can approve this proposal
for central sewage and central water; that plans must be submitted to and
approved by the Idaho Department of Health and Welfare, Division of
Environmental Quality for central sewage and central water; that run-off is
not to create a mosquito breeding problem; and it is suggested that
stormwater be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality;
that engineers and architects should obtain current best management
practices for stormwater disposal and design a stormwater management
system that is preventing groundwater and surface water degradation.
Manuals for guidance:
1.2.1
State of Idaho Catalog Of Stormwater Best Management Practices
For Idaho Cities And Counties. Prepared by the Idaho Division Of
Environmental Quality, July 1997.
1.2.2. Stormwater Best Management Practices Guidebook. Prepared by
City of Boise Public Works Department, May 2000.
1.3 The Meridian Fire Department requires the following:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRIDGETOWER CROSSING SUBDIVISION NO. 2 / (FP-02-008)
-3
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
1.3.8
1.3.9
That a fire-flow of 1,000 gallons per minute shall be available for
duration of 2 hours to service the entire project. Fire hydrants
shall be placed an average of 400' apart.
Operational fire hydrants and temporary or permanent street signs
are required before combustible construction begins.
Acceptance of the water supply for fire protection shall be by the
Meridian Water Department.
Final approval of the fire hydrant locations shall be by the
Meridian Fire Department.
All radii shall be 28' inside and 48' outside radius.
Insure that all yet undeveloped parcels are maintained free of
combustible vegetation per section 1103.2.4 of the Uniform Fire
Code.
The roadways shall be built to Ada County Highway Standards.
Any roadway greater than 150' in length that is not provided with
an outlet shall be required to have a mm around.
It is requested that a 20' wide unobstructed road be maintained on
the two drive isles on W. Desertbreeze Ave. shall be maintained at
all times as a method of providing 2 means of access to the
proposed project.
The final plat upon which there is contained the Certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City=s
requirements shall be signed only at such time as:
1. The Plat dimensions are approved by the City Engineer; and
2. The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash has been issued
guaranteeing the completion of off-site and required on-site
improvements.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRIDGETOWER CROSSING SUBDIVISION NO. 2 / (FP-02-008)
-4
By action of the City Council at its regular meeting held on July 2, 2002.
ROBERT D. CORRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney.
Dated:
Z:\Work\M\Meridian\Meridian 15360M\Bridgetower Crossing Sub No. 2 FP02-008\OrderFP.doc
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRIDGETOWER CROSSING SUBDIVISION NO. 2 / (FP-02-008)
-5
MAYOR
Robert D. Come
CITY COUNCIL MEMBERS
William L.M. Nary
Keith Bird
Tammy deWeerd
Ch~n'ie McCandless
HUB OF TRE.4SURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-.4433. FAX (208) 887..4813
City Cl~k Office Fax (~08) 888-4218
LEG.aL DEPARTMENT
(208) 288-2499 · Fax 288-2501
PUBLIC WORK~
BLrILD[NG DEPARTMENT
(208) 887-2211 · Fax 887-1297
PLANNTNG AND ZONING
DEP.~O. TMENT
(208) 884.-55:33 · F:LX 888-6854
MEMORANDUM:
To'.
From:
Mayor & City Council
Bruce Freckleton, Engineering Tech III
2 7 2002
Brad Hawkins-Clark, Planner ~2~,__ CITY O F M E RI O IA N
CITY Cl. VRK QF~/CE
Request for a Final Plat Approval of Bridgetower Crossing Subdivision No. 2 - 58
Single-family Building Lots, 5 Office Lots, and 10 Other Lots on 38.65 Acres in an R-4
Zone (with PUD) by Primeland Development Co., LLP (File# FP-02-O08)
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:
APPLICATION SUMMARY & LOCATION
The majority of the property included in this phase of Bridgetower Crossing is located along the Ten
Mile Road ~ontage, north and east of the half-mile line between Ustick and MeMillan Roads. This
phase of the project includes both office and residential buildable lots. Approximately 900 feet of W.
Belltower Drive, the principal residential collector serving the development off of Ten Mile Road, is
also proposed to be constructed within this phase. In addition, a 20,000+ sq. lt. City well lot is to be ·
platted within Phase 2. Another portion of the proposed phase is located adjacent to Bridgetower
Crossing No. 1 subdivision, closer to Ustick Road. The property is located in an area designated as
Single-family Residential in the Comprehensive Plan.
GENERAL COMMENTS & DISCUSSION
* To comply with Ordinance 12-3-6.C, the requirement for subdivision phasing to be "successive
and contiguous," the Applicant is proposing to connect the existing Phase l of Bridgetower
Crossing (at the south end of the development) with the subject Phase 2 via a haft-mile long
common landscape lot. The lot configuration complies with the approved Preliminary Plat and
the phase numbers are successive and contiguous. The only aspect of the proposed common lot
that does not conform to the Preliminary Plat is the lotting and block pattern. The lot was
separated into five different blocks in the Preliminary Plat and is proposed to be a single lot
herein. According to the Ada County Engineer, in order to use the "Bridgetower Crossing"
subdivision name with the proposed phase, it must be contiguous to the previously approved
phase.
The Applicant did contact both the P&Z Department Staff and the Ada County Engineer's
office prior to application submittal to explore all options and. confirm the design of such an
unusual lot. While all future Bridgetower Crossing phases adjacent to the west and south of this
lot will be required to be re-subdivisions of the common lot, easement vacations will not be
Mayor and Council
June 26, 2002
Page 2
necessary. So, while somewhat cumbersome, Staff is supporting the design of this lot and
subdivision phase. It appears to beth, only method of complying with Ordinance 12-3-6.C. and
does not violate any other ordinance provisions.
In addition, the Applicant is seeking three exceptions from the approved Bridgetower Crossing
Preliminary Plat (see g4 of Statements of Compliance in application form):
a. Replace the 35-foot Ten Mile landscape common lot with a 35-foot landscape easement
for the office lots. City Council has supported similar modifications in past
commercial/office subdivisions and Staff does not foresee any issues with this change.
b. Addition of a new City well lot immediately south of the White Drain common lot. The
location and size complies with the Preliminary Plat requirement.
c. Applicant is proposing not to landscape any of Lot 12, Block 5, the half-mile common
lot connecting Phase 1 and 2. (See #11 below.)
The proposed Final Plat is in substantial conformance with the approved Preliminary Plat. Two
(2) residential building lots have been removed from Block 6 (off Cecina Ct. and Capriana Dr.)
and one (1) lot has been removed from Block 7 (offDesertbreeze Pl.). No lots have been added.
SITE SPECIFIC REQUIREMENTS'
Applicant is to meet all terms of the approved preliminary plat, conditional use permit and
development agreement.
The Developer shall be responsible for payment of water assessment fees for any common
areas proposing to use City water as a backup irrigation source. Applicant has indicated the
Creason Lateral will be used as the primary sour,e, with Five Mile Creek providing the backup
source of water.
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing instafled, 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. Add radius dimension to the W. Tubac Court cul-de-sac.
Sanitary sewer service to this site shall be via extensions from existing mains installed adjacent
to the proposed subdivision, and from the new White Drain Trunk Sewer. Water service to this
site shall be via extensions from existing mains installed adjacent to the proposed subdivision,
as well as from a new city well being planned within this development. 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
FP-02-008
Bddg~tow~r Crossing Sub. No. 2
Mayor and Council
June 26, 2002
Page 3
centerline.
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
0
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.
As a condition of the Final Plat, Applicant shall be required to construct open-vision fencing or
four-foot-high solid fencing (max.) along both sides of the two micropath lots in Lot 5, Block 6
and Lot 21, Block 5. The 6-foot semi-privacy fence depicted on Sheet LS-2 for these two
micropath lots does not comply with this condition of the Preliminary Plat or with Ordinance
12-13-15-9 and isnot approved. Applicant shall either comply by removing the 2-foot lattice
shown on diagram #5 and construct only the 4-foot fence as shown or submit new fencing
details for this fence type. The developer shall place a deed restriction on Lots 11 and 12, Block
6 and on Lots 20 and 22, Block 5 to prohibit the construction of any solid fencing on these
building lots higher than four feet on the sides adjacent to the micropath lots
A 6-foOt permanent, perimeter fence must be constructed along the west boundaries of Lots 2,
7 and 8, Block 5 and along the north side of the Creason Lateral lot (Lot 2).
All other fencing is approved as proposed on Sheet LS-1 and LS-2, dated 5/22/02. The 6-foot
perimeter fencing along the south boundary and along the west boundary of Lots 2, 7 and 8,
Block 5 must be cOnstructed prior to issuance of any building permits. Ail other fencing must
be constructed prior to issuance of any C.O.s.
Applicant shall address with City Council Preliminary Plat condition tt4.d. (pg. 7 of Order)
regarding provision of bike lanes on Belltower Drive and shall provide evidence of
coordination with ACHD.
10.
Applicant ~hall comply with Preliminary Plat condition #5.d. (pg. 9 of Order) regarding
addition of a pathway in Lot 5, Block 6 from the micropath north, connecting with the pathway
shown south of Belltower Drive. Submit a revised Sheet LS-1 that complies with this condition.
11.
The Planting Plan (Sheet LS-1, dated 5/22/02 by Harvest Design) is approved as submitted,
with the two fencing exceptions noted in #8 above. However, the City Council needs to
FP-02-008
Bridgetower Crossing Sub. No. 2
Mayor and Council
June 26, 2002
Page 4
approve the exception to landscaping Lot 12, Block 5 (the long common lot), which is a
standard Final Plat requirement. The Applicant is proposing to not improve any of this lot until
N. Towerbridge Way is extended north. This is to prevent damage to the landscaping during
construction of the adjacent collector street. Applicant shall address this exception during the
City Council meeting. 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.
12.
Applicant shall be required to tile the Creason Lateral, which was left open until such time as
this property is developed.
13.
14.
15.
Graphically depict and call-out the 20-foot wide City of Meridian water'main easement
extending fi:om the well lot to Ten Mile Road as shown on sheet S-1 of the construction plans.
/
Revise note 19 to require that all rear setbacks for Lots 1-4, Block~t~and Lot 3, Block 10 shall
be measured fi:om the cross access easement line, not the east property line.
16. Add the recording immanent number of the development agreement in plat note 11.
17. Add the City of Meridian to note 13.
18. Complete the Certificate of Owners and accompanying Acknowledgmem.
19. Add details as to the maintenance responsibility for the lots called out in notes 16 and 17.
20.
The call-out for Curve C-7 in the legal description of the Certificate of Owners erroneously
states that it ends at a point of reverse curvature, when in fact it ends at a point of tangency.
21.
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 per City Ordinance
12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association, with written confirmation of said approval submitted to the Public
Works Department.
FP-02-008
Br/dgetower Crossing Sub. No. 2
Mayor and Council
June 26, 2002
Page 5
o
Any existing domestic wells and/or septic systems within this project will have to be removed
fi:om their 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.
Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at
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 fi:om the Public Works
Department prior commencing installations.
Compaction test results must be submitted to the Meridian Building Department for all lots
receiving engineered backfill.
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.
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.
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-02-008
Bridgetowcr Crossing Sub. No. 2
JUL I~O
IU L~L~HL ~MH~II~.HI
BECKY BOWCUTT PLANNING SERVICES
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3~1~2,2002
Aun: M~i~ City Count. il
$3 F~m idaho
Mm~ Idaho $~642
RI~: lbtd~emwar Crossir~ Subdivision :No, 2 (~inal Pht)
SIT~_SPI~C~IFlrC REOUIR~MEN'I$
1. Tho applioant i~ in agreement.
2. The Bridsotowor Dev, alopment is divi~d b~ two im~o~ di~ (Nampa'M~6dimJ
lr~g~on Di~ ~d ~ ~Jon Dilui~). ~ s~bem ~flion ~th~ p~joct is sc~cd by
N~.Mc~an. A p~p ~ ~ in~]~ w~ B~w~ S~iou No. I utilizi~
~ ~ ~o C~o~ ~mL ~ pump ~ ~o s~i~s B~id~w~ Crossing
~b~sioa No. 2,
~o T~ Milo p~on of Brid~o~r C~sing No, 2 ~11 havo a so~tc pump ~fiun
3, ~e appli~ w~l oomp~,
4. ~o f~ pl~ will ba m~ifiod ac~ingly.
5. S~l~ s~er ~ blo~ 5 ~11 bo pmvid~ by ~o Fiv~ Milo Crook ~v~r Main LinG.
6, ~ pm~um i~i$~on s~am ~11 ~ owno~ ~d ~i~in~ by ~e Bridgetow~
Hom~or's Ass~fio~ ~o ~am ~ill ~mply w~ ~c x~immol)~ of ~ City of
7. ~ app~t will ~mply.
~, ~ a~pli~t will cmply,
9. ~ Co~ Hi~y Di~ is n~ ~pos~ m ~ bi~ 1~ on ~il~r Drive, I spoko with
And~= ~y ~ ~od lbo ~. Tho ~plicm ~ ~ ~) ~ur ~ b~o I~es ~o~ ~h
~dc of~a ~]i~,
14:23 2~:~:396401 P~E.02
10. A micro-path was provided between lot l ].and lot 12 ofblock 6. The pothway will cormcct to
tho driveway rnnning north and ~mth along tho east side of~o office lots. Tho applicant is not
clear concerning s~'f'$ request.
I ]. Thc final plat includes a landscape lot which connects lhe Ten Mik Road portion with a cub
de-amc adjoining Brid~otowcr Crossing Subdivision No, 1. The creation oflhis lot a]lov,~ thc
development to be eonfiguou; with ~ previons phases. If a pha~e is not contiguous with a
previous phase the Ada County enlPne~ wiU, require a new subdivision name for the non-
contiguous p~c, ~, it is out intent not m improve this landscape lot (lot 12, block 5)
anal ~ colleaot mad whi~ a~joins it is plalled and constructed. Wc l~licve this will ~
· c~atplisi~! ~ith l~idgetowar Cr0asing Subdivision No, 3. At t~t ~n~ thc l~nd$capc lot will
he re-pm diff n,t lots mo collector ns shown on the approved
prclimim~y plat.
12, Ti~ Cmason Lateral was [d~d along thc south boundary ofblock $ in Ma~h of 2002.
13. The applicant will modify the plot accordingly,
14, Ada County Hil~w~ District has informed me that only 40 fe~t of right.of-way is n:qaired if
the sidowaik along Ten Mil0 Road is constructed outside t~ right-of-way iD. thc privat~ landscape
buffer. ACHD believos this will reduce their cost for additiorml right-of-way acquis~on. I
modified my plat and plans to comply with thci~ mqu~st.
15. The a~]icant will comply ruth the condition, However, the r0f~rmtoe to block (5) is
incorrect; the condition should reed block 6,
16, Tho applinant will coldly,
]7.Tho npplir, m~ will modify the pl~t a~ordingly.
18.11~ applicant will eomply.
19. The applicant wi_Il comply.
20. The applicant wilt modify the plat acemdi~ly,
21. Undera'mod.
.O£NEI~t I~OUIREMENT~
1, Th~ applicam will comply.
2. The apptica~ will comply.
Tim appli~lt will comply.
4. t£applJ~bla, dm applic~m will comply.
5. T'~ appJ~:aut will comply.
6,
7. Th~ ~pplicat~t will comply.
8. The aplgicaut will comply.
9. The applicam will o. omply.
JUL ~'~ 14:R4
E~; b:4 "I5" $ o.P 5
~ TOTRL PAGE.03 ~o~