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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: February 28,2006
Transmittal Date: February 23, 2006
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Kristy Vigil, Assistant City Planner f.J
Michael Cole, Development Services Coordinator fV\ c.. FEB 2 3 2006
TO:
Mayor & City Council
FROM:
SUBJECT:
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Bridgetower Crossing Subdivision No. 14
Consisting of 60 Single-family Residential Building Lots and 4 Common Lots on
23.9 Acres in an R4 Zone by Primeland Development, LLP. (File# FP-O6-004)
Bridgetower Crossing Subdivision No. 14
We have reviewed this submittal and offer the following comments and 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 applicant, Primeland Development, LLP, has applied for final plat approval of the fourteenth phase of
Bridgetower Crossing Subdivision. This phase includes 60 single-family residential building lots and 4
common lots on 23.9 acres. The gross density of this phase of the development is 2.51 dwelling units per
acre and the net density is 2.97 dwelling units per acre.
This phase is located approximately Yz mile west ofN. Linder Road and Yz mile north ofW. Ustick Road,
in the East Yz of Section 35, TAN., R.IW.
The subdivision is located in an R4 zone and has been approved as part of a Planned Development (PD).
The minimum house size within the subdivision is 1,400 square feet, excluding the garage. The approved
Planned Development (PO/CUP) allowed for increased block lengths and a reduction in street frontage to
69 feet for single family residential lots in this subdivision.
The common area lots within the subdivision consist of landscape and pathway lots, and will be
maintained by the Bridgetower Crossing Homeowners Association. The pressurized irrigation system
within this development is to be owned and maintained by the Bridgetower Crossing Homeowners
Association.
The final plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Bridgetower Crossing Subdivision No. 14 with the comments and
conditions stated in this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved preliminary plat (PP-05-o44), conditional use
permit (CUP.OI-o06) and development agreement (Inst. No. 101117652).
2.
The applicant has indicated that the Bridgetower Crossing Homeowners Association will own and
maintain the pressure irrigation system within this development. Plans and specifications for the
irrigation system shall be reviewed by the Public Works Department as part of the development
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3.
4.
5.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
plan review process, and a draft copy of the pressurized irrigation system Operations and
Maintenance manual must be submitted prior to plan approval, with the fmal draft being
submitted prior to signature on the plat on the final phase of this development.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection is used, the developer shall be responsible for the
payment of assessments for the irrigable common areas prior to signature on the final plat by the
Meridian City Engineer.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
where permanent fencing does not exist.
If the fifteen-foot easement located along the eastern boundary of this subdivision is required by
Settlers Irrigation District, then the applicant shall submit a copy of the license agreement with
Settlers that allows the applicant to construct fencing, and pressurized irrigation facilities within
that easement. Additionally the applicant shall denote that the easement is in favor of Settlers
Irrigation District on the face of the plat.
6.
Fencing along micropaths shall be consistent with existing micropath fencing approved in
previous phases of Bridget ower Crossing Subdivision.
7.
Sanitary sewer service and municipal water to this site shall be via extensions from existing
mains in previous phases. Applicant will be responsible to construct the sewer and water mains to
and through this proposed development, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works Department.
Applicant shall execute City of Meridian standard forms of easements, for any mains that are
required to provide service.
8.
The landscape plan, prepared by Harvest Design and dated 1/17/06, shall be revised as follows:
a.
Revise plan to reflect six foot iron fence.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
9.
Revise or add the following note(s) on the face of the plat prepared by Engineering Solutions,
stamped on 1/3/06 by D. Terry Peugh, prior to signature on the final plat by the City Engineer:
1.)
11.)
Revise to read, ". . . landscaping over the tea (IQ) fourteen and a half(I4 Y2) feet adjacent
"
Remove note; it is not necessary to be shown on the face of the plat.
10.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
11.
All areas approved as open space shall be free of wet ponds or other such nuisances. All stonn
water detention facilities incorporated into the approved open space are subject to UDC 11-3B-ll
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 UDC 11-3B-l1. 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 stann water detention facility cannot be incorporated into the approved open space
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
and still meet the standards of UDC 11-3B-ll, 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,
12.
Complete the Certificate of Owners, including the book and page number of recorded data, and
the accompanying acknowledgement,
13.
Staff's failure to cite specific ordinance provisions or terms of the approved development
agreement, preliminary plat or conditional use permit does not relieve the Applicant of
responsibility for compliance,
GENERAL REQUIREMENTS
1.
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 UDC 11-3A-6.
Plans will 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't be obtained, alternative plans will be
reviewed and approved by the meridian City Engineer prior to final plat signature,
2.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
3.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the fmal plat.
4.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5.
A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
6.
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.
7.
Any existing domestic wells and/or septic systems within this project will have to be removed
from 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.
8.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
9.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
10.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12.
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.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
13.
Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Bridgetower Crossing Subdivision No. 14 (FP-O6-004)
with the above stated comments and conditions.
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