HomeMy WebLinkAboutBridgetower Crossing 3 FP02-025
BEFORE THE MERIDIAN CITY COUNCa
IN THE MATTER OF THE
APPLICATION OF PRlMELAND
DEVELOPMENT COMPANY, LLP
FOR APPROVAL OF FINAL PLAT
FOR BRIDGETOWER CROSSING
SUBDIVISION NO.3, LOCATED
EAST OF TEN MaE ROAD,
SOUTH OF WEST McMaLAN
ROAD IN AN R-4 ZONE,
MERIDIAN, IDAHO
C/C 11/19/02
)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. FP-02-025
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 November 19, 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 David McKinnon Planner II for the Planning and
Zoning Department, and Bruce Freckleton, Engineering Technician III, listing 9 General
Requirements and 19 Site Specific Requirements, which are herein found fair and reasonable, and
that Brad Hawkins-Clark of the Planning and Zoning Department, 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 "PLAT OF BRIDGETOWER CROSSING SUBDIVISION NO.
3, A RESUBDIVISION LOT 13, BLOCK 5, BRIDGETOWER CROSSING
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRlDGETOWER CROSSING SUBDIVISION NO.3 / (FP-02-025)
- 1
SUBDIVISION NO.2, AND A PORTION OF SECTION 35, TAN., R.IW.,
B.M., MERIDIAN, ADA COUNTY, IDAHO 2002,20602 \20602-PLT-DWG
BKB 10/14/02, HANDWRITTEN DATE: 10/15/02, STAMP DATE: OCT 16
2002, SHEET 1 OF 3, PRIMELAND DEVELOPMENT CO., LLP -
DEVELOPER, BRIGGS ENGINEERING, INC. - CONSULING ENGINEERS",
PRIMELAND DEVELOPMENT CO., LLP, 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 David McKinnon Planner II for the Planning and Zoning
Department, dated November 12, 2002, listing 9 General Requirements and 19
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, with the additional action of the Council from their November
19, 2002 meeting and/or requirements as follows, to-wit:
1.1 The action of the City Council taken at their November 19, 2002,
meeting pertained to the following Staff comments under SITE
SPECIFIC REQUIREMENTS numbers 7, 9 and 17, and that said
comments shall now read as follows:
SITE SPECIFIC REOUIREMENTS:
7. The previous phases of the project have included four foot
vinyl fencing with % inch spaces between the slats and a
two foot lattice top, and therefore, the fencing style shall
remain the same through out the project. Additionally, a
note next to the lots affected by the micro-path shall be
identified with an arrow which shall identifY the micro-path
property lines.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRlDGETOWER CROSSING SUBDIVISION NO.3 / (FP-02-025)
- 2
9. The Coleman Lateral 30" pipe is located in the common Lot
28, Block 5. The facility is not encroaching into the
buildable lots in this phase.
17. All drainage areas (detentiOn/retention basins) must be
designed to ensure that water is retained only during 1 00
year storm events, and for a period of time not to exceed 24
hours. Side slopes within drainage areas shall not exceed a
3: 1 slope.
1.2 The Meridian Fire Department requires the following:
1. One and two family dwellings will require a fire flow of
1,000 gallons per minute available for a duration of2 hours
to service the entire project. Fire hydrants shall be placed
an average of 400' apart.
2. Acceptance of the water supply for fire protection will be by
the Meridian Water Department.
3 . Final approval of the fire hydrant locations shall be by the
Meridian Fire Department.
4. The phasing plan may require that any roadway greater than
150' in length that is not provided with an outlet shall be
required to have a turn around.
5. All roads shall have a turning radius of28' inside and 48'
outside.
6. Insure that all yet undeveloped parcels are maintained free
of combustible vegetation per section 1103.2.4 of the
Uniform Fire Code.
7. Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
8. A minimum of two points of access will be required for any
portion of the project, which serves more than 30 homes.
1.3 The Central District Health Department requires after written
approval from the appropriate entities are submitted, they can
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRlDGETOWER CROSSING SUBDIVISION NO.3 / (FP-02-025)
- 3
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. State ofIdaho Catalog Of Stormwater Best Management
Practices For Idaho Cities And Counties. Prepared by the
Idaho Division Of Environmental Quality, July 1997.
2. Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department,
January 1997.
1.4 The Settler's Irrigation District requires the following:
1. All irrigation and drainage facilities/easements will need to
be protected that are effected by this proj eel. The facility
involved is the Coleman Lateral that will be tiled in 30"
RCP. A license agreement needs to be in place.
2. All storm drainage must be retained on site.
3. Plan review/inspection fees shall be paid to any approvals.
1.5 The Nampa & Meridian Irrigation District requires a Land Use
Change/Site application be filed.
2.
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:
I. The Plat dimensions are approved by the City Engineer; and
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRlDGETOWER CROSSING SUBDIVISION NO.3 / (FP-02-025)
- 4
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.
By action of the City Council at its regular meeting held on November 19, 2002.
By:
RT D. CORRIE
Mayor, City of Meridian
ByJ~~~sz-.
City Clerk '
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney. "''''''''';1"
\\\\ M-- lh
\\".. Of t:.R/D ttttt
,.....' ~, ~ ............
./ c} ol"-PORt1)J 1-- \.
.:: ;{i ('0 ""
~ ~ ~
Dated: //-21-t:JL ~ ~
Z:\Work\M\Meri<lianlMeridian 15360M\Bridgetower Crossing Sub No.3 FP 02 025\OrderFP.doc
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BRIDGETOWER CROSSING SUBDIVISION NO.3 / (FP-02-025)
- 5
MAYOR
Robert D. Come
HUB OF TREASURE VALLEY
A Good Place to Live
LEGAL DEPARTMENT
(208) 288-2499 . Fax 288-2501
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING A.1'ID ZONING
DEPARTMENT
(208) 884-5533. FA.X 888.0854
CITY COUNCIL MEMBERS
William L.M. Nary
Keith Bird
TammydeWeerd
Cberi~ McCandless
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 . F A.X (208) 887-4813
City Clerk Office Fa, (208) 888-4218
MEMORANDUM:
To:
November 14, 2002
RECEIVED
NOV 1 4 2002
City Of Meridian
City Clerk Office
Request for a Final Plat Approval of Bridgetower Crossing Subdivision No. 3 - 72
Single-family Building Lots, 9 Common Lots on 32.46 Acres in an R-4 Zone (with
PUD) by Primeland Development Co., LLP (File# FP-02-025)
Mayor & City Council
~
From:
Bruce Freckleton, Engineering Teeh ill
Brad Hawkins-Clark, Planner ~\:\~
Re:
Webave reviewed this submittal and otTer the following comments, as conditions of tbe
applicant. These conditions shan be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
This is the third phase of Bridget ower Crossing's multi-phased Planned Development. This phas~ joins
Phase 1 and Phase 2 and is, in part, a resubdivision of one landscape lot platted in Phase 2. The second
phase was approved by City Council in July 2002. This third phase will also complete the construction
ofN. Towerbridge Way and W. Belltower Drive, the main residential collector traversing through the
project from Ustick to Ten Mile Roads. The net density of this phase is 2.99 d.u.lacre. The property is
located in an area designated as Low Density Residential in the Comprehensive Plan.
GENERAL COMMENTS & DISCUSSION
. To comply with Qrdinance 12-3-6.C, the requirement for subdivision phasing to be "successive
and contiguous," the Applicant bad to connect Phase 1 of Bridget ower Crossing (at the south end
of the development) with Phase 2 via a half-mile long common landscape lot. The City Council
waived the requirement to landscape this common lot as part of Phase 2 final plat application. This
common lot will now be improved as a part of Phase 3 concurrent with the construction of
Belltower Drive and Towerbridge Way.
· The proposed Final Plat is in substantial conformance with the approved Preliminary Plat. One (1)
residential building lot has been removed from Block 5 (at the west terminus of San Remo) to
accommodate a new stormwater/open space lot.
SITE SPECIFIC REOUIREMENTS
1. Applicant is to meet all terms of the approved preliminary plat, conditional use permit and
development agreement
FP-02-025
BridgetowerCroasing Sub. No. 3
;;-Jv'6,1/IA'/ / OJ'S-
6.
7. -/1f.
Mayor and Council
November 14,2002
Page 2
2.
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 source, with Five Mile Creek providing the backup
source of water.
3.
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.
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
centerline.
5.
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.
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.
Applicant shall be required to construct open-vision fencing or four-foot-high solid fencing . JI(
(max.) along both sides of the micropath lots in Block 5 (Lot 28 and 37). The 6-foot semi ~et-
privacy fence depicted on Sheet LS-l for these micropath lots does not comply with thi P..n....1
condition of the Preliminary Plat or with Ordinance 12-13-15-9 and is not approved. Applican p '~
shall either comply by removing the 2.foot lattice shown on diagram #6 and construct only the CKr .~
4-foot fence or submit new fencing details for this fence type. The developer shall place a deed III
restriction on Lots 33, 34, 36 and 38, Block 5 to prohibit the construction of any solid fencing 11-1'1-<:
on these building lots higher than four feet on the sides adjacent to the micropath lots
FP-02-02S
Bridgetower Crossing Sub. No.3
Exlt.;iJ;f'}q" d-.ofs
Mayor and Council
November 14, 2002
Page 3
A 6-foot permanent, perimeter fence must be constructed along the south and west boundaries
of Block 5 (adjacent to Huskey property), in accordance with Preliminary Plat condition #5 (pg.
8 of Order).
Ail perimeter fencing must be constructed prior to issuance of any building permits. All other
fencing must be constructed prior to issuance of any C.O.s.
8. Applicant shall address with City Council Preliminary Plat condition #4.d. (pg. 7 of Order)
regarding provision of bike lanes on Belltower Drive and Towerbridge Way and shall provide
evidence of coordination with ACHD.
9,"* Applicant shall comply with Preliminary Plat condition #6.a. (pg. 10 of Order) regarding th!~..
30-foot wide Coleman Lateral easement bisecting the northeast comer of Block 5 and submit 't$'fld-1
copy of any necessary encroachment agreements. ~
10. The Planting Plan (Sheet LS-I, dated 9/25/02 by Harvest Design) is approved as submi;mr.~
with the following exceptions: .-
a.) The micropath fencing must be installed as per #8 above
b.) Applicant shall provide details on how Lot 64, Block 5 and Lot 86, Block 5 will be
landscaped. Staff reserves the right to require modifications to any plans submitted on these
two lots.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the Final
Plat.
11. Revise note 14 to read Lot ~ not Lot 74, Block 5.
12. Add the recording instrument number of the development agreement in plat note 10.
13. Modify the sub-title of Sheet 1 to read "A Resubdivision of Lot 11. Block 5, Bridgetower
Crossing Subdivision NO.2" (not Lot 13).
14. Graphically depict ten-foot (10') wide public utility, drainage and irrigation easements olong
the west side of Lots 34-40, Block 5, and the south side of Lots 86-90, Block 5.
15. Complete the Certificate of Owners and accompanying Acknowledgment.
16. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final
plat per Resolution 02-374.
17. ~ All drainage areas (detention/retention basins) must be designed to ensure that water is ret(ain~Jij
FNJ2-o2.l Gtf.M"" f.
Bridgetoworer...ing Sub. No. 3 ~~,
II'~
Ex-h;hlf ''A " 3 of$(
Mayor and Council
November 14, 2002
Page 4
only during 25-year storm events, and for a period of time not to exceed 24 hours. Side slopes
within drainage areas shall not exceed a 3:1 slope.
18. Developer shall coordinate mailbox: locations with the Meridian Post Office.
19. 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 REOUIREMENTS
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 City Ordinance
12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owner's), with written approval or non-approval submitted to the
Public Works Department. Iflateral users association approval can't be obtained, plans will be
reviewed and approved by the meridian City Engineer prior to final plat signature
2. 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.
3. Two-hunctred-fifty- and l00-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 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 l;ertifying that all
street finish centerline elevations are set a minimum of three feet above the highest established
nonnal groundwater elevation.
8. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent.
FNl2.02S
Bridgetower Crossing Sub. No.3
Exl..b;! "fj Ii J.f or~
Mayor and Council
November 14, 2002
Page 5
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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Bridgetower Crossing Subdivision No.3.
FP.o2.o2S
Bridgeto_ Crossing Sub. No.3
E~h;h;-J ItA" 5" o+S