05-29-02 Staff Comments
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live
LEGAL DEPARTMENT
(208) 288-2499 Fax 288-2501
·
Robert D. Corrie CITY OF MERIDIAN
PUBLIC WORKS
CITY COUN CIL MEMBERS
BUILDING DEPARTMENT
33 EAST IDAHO
Keith Bird
(208) 887-2211 · Fax 887-
MERIDIAN, IDAHO 83642
Tammy deWeerd
1297
PLANNING AND ZONING
(208) 888-4433 · FAX (208) 887-
Cherie McCandless
DEPARTMENT
4813City Clerk Office Fax (208) 888-4218
William L.M. Nary
(208) 884-5533 · FAX 888-
6854
MEMORANDUM:
May 29, 2002
To: Mayor & City Council
From: Bruce Freckleton, Engineering Tech. III
Brad Hawkins-Clark, Planner III
Re: Request for a Final Plat Approval of Bear Creek Subdivision No. 5 – 50 Single-family
building lots, 8 other lots on 17.26 acres in an R-4 zone by Bear Creek, LLC
(File # FP-02-004)
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 & SURROUNDING USES
The subject property is located east of S. Stoddard Road, and north of W. Victory Road. The parcels
within this phase of development are currently zoned R-4. This is the fifth phase of the overall Bear
Creek Preliminary Plat which includes 326 residential lots on 150.79 acres. The Kennedy Lateral
(piped and within a 55-foot wide easement) separates the property on the eastern side of this phase
from Elk Run Subdivision. The north, west and south boundaries of Phase 5 are existing phases of
Bear Creek Subdivision. The property is designated as single family residential on the Meridian
Comprehensive Plan’s Generalized Land Use Map.
SITE SPECIFIC COMMENTS
1.Applicant is to meet all terms of the approved preliminary plat and development agreement.
2.Applicant has indicated that the pressurized irrigation system within this development is to be
owned and maintained by the Nampa & Meridian Irrigation District.
3.Compaction test results must be submitted to the Meridian Building Department for all building
pads within lots receiving engineered backfill.
4.The design of drainage areas shall ensure that water is retained only during 25-year storm events
for a period of time not to exceed 24 hours.
5.Street signs are to be in place, water system shall be approved and activated, pressurized irrigation
system approved and activated, drainage lots constructed, perimeter fencing installed, and road
base approved by the Ada County Highway District prior to applying for building permits. All
FP-02-004
Bear Creek Subdivision No. 5
Mayor and Council
May 29, 2002
Page 2
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,
pathways, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
6.The record should be corrected to note that the Bear Creek No. 5 Final Plat application incorrectly
states there are 51 building lots and 4 other lots. It should read “50 building lots and 8 other lots.”
7.All landscaping shall be installed as depicted on the landscaping plan submitted as part of the Final
Plat application (Sheet L-7 dated 10-16-01 by The Land Group), with the exception that the island
within the S. Ice Bear Court cul-de-sac is considered “Not a Part” of this application and must be
submitted separately as part of a future phase of Bear Creek Subdivision. All landscaping shall be
installed prior to the issuance of any Certificates of Occupancy.
8.Permanent non-combustible fencing is to be installed on the western side of the Kennedy Lateral
easement line (rear lot lines). The fencing should match the existing fencing in Bear Creek Phase 2.
All required fencing shall be installed prior to issuance of any building permits.
9.Sanitary sewer service to this site will be via a temporary lift station pumping to an existing gravity
sewer main located in Overland Road. Applicant will be responsible to construct lateral sewer
mains to and through this proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. Black Cat trunk development fee of $1,500.00 per
dwelling unit shall be assessed against this development. Payment of the trunk development fee is
required prior to signature on the final plat map by the City Engineer.
10.Water service to this site will be via extensions of existing mains installed in adjacent
developments, as well as from the new domestic well within Phase I. Applicant will be responsible
to construct the water mains to and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Public Works Department.
11.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.
12.Sidewalks are to provide a clear five-foot-wide walkway pathway without encroachment of
mailbox structures.
13.Submit copies of proposed restrictive covenants and deed restrictions for review by the City
Attorney’s office.
14.Complete the Certificate of Owners and its accompanying Acknowledgment.
15.Please add or revise the following plat notes:
FP-02-004
Bear Creek Subdivision No. 5
Mayor and Council
May 29, 2002
Page 3
1.“…adjacent to any public street, and ten (10) feet adjacent to the subdivision boundary and/or
rear lot lines, unless otherwise noted. Thise easement along the public streets shall not
preclude…”
16.Graphically depict 5-foot-wide Public Utilities, Drainage, and Irrigation Easement along the north
boundary of Lot 17 and 35, Block 5, Lot 27, Block 4, Lots 13 and 22, Block 7, and Lot 2, Block 22
(Side Lot Lines).
17.Submit plat sheet 2 to the Public Works Department for review and approval. Execute the
Certificate of Owners and accompanying Acknowledgments.
18.Staff’s failure to cite specific ordinance provisions or terms of the approved preliminary plat does
not relieve 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 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.
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. 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. The street light
contractor shall obtain an approved design and permit from the Public Works Department prior
to commencing installations.
4. Submit “Final” letter from the Ada County Street Name Committee, approving the subdivision
and street names. Make any corrections necessary to conform.
5. Coordinate fire hydrant placement with the City of Meridian's Public Works Department.
6.Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
FP-02-004
Bear Creek Subdivision No. 5