HomeMy WebLinkAboutBridgetowerCrossingEastPP02-014
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP – 02-014
REQUEST FOR PRELIMINARY )
PLAT APPROVAL FOR ) RECOMMENDATION TO CITY
BRIDGETOWER CROSSING EAST ) COUNCIL
SUBDIVISION )
)
PRIMELAND DEVELOPMENT, )
Applicant )
1.The property is approximately 209.01 acres in size and is generally located
between Ustick and McMillan Roads and between Ten Mile and Linder Roads,
Meridian.
2.The owners of record of the subject property are E.L. Bews, 5204 Sorrento Circle,
Boise, ID 83704; Primeland Development Co., LLP, 660 E. Franklin Rd., Suite
110, Meridian, ID 83642; and Young Lands, Ltd., 2430 Ustick Rd., Meridian, ID
83642.
3.Applicant is Primeland Development Co., LLP.
4.The subject property is currently zoned R-4. The zoning of R-4 is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5.The subject property is within the city limits of the City of Meridian.
6.The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7.The Applicant proposes to develop the subject property in the following manner:
439 building lots and 50 other lots, including 432 single family residences, 6
office buildings, and 1 elementary school.
8.There are no significant or scenic features of major importance that affect the
consideration of this application.
9.The Planning and Zoning Commission recognize the concerns of Brian L. and
Margaretha M. English dated April 19, 2001.
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RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the Preliminary Plat as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
General
1.Applicant shall modify the Preliminary Plat to re-number the lot and block
numbers associated with Block 20 on Sheet 1 of 3. Specifically, the block starting
at the southeast corner of N. Palatine Way and W. Los Flores Drive should
become a different block than number 20. Submit a revised Preliminary Plat with
corrected numbering at least ten (10) days prior to the City Council hearing.
2.The developer must coordinate with Joint School District No. 2 to ensure all
necessary public infrastructure is constructed to serve the school lot prior to the
District receiving building permits for the elementary school.
3.Add the “Right to Farm” note to the plat.
4.Obtain a letter from the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
5.The Applicant shall continue to negotiate a resolution with the English family
regarding the English’s waste drainage and continuation and non-disruption of
such waste drainage.
Public Works
1.Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
2.Sanitary sewer service to this site shall be via construction of new mains to the
newly installed White Trunk Line. Applicant will be responsible to construct the
sewer 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.
3.Water service to this site is being proposed from extensions of existing mains.
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. Water service to this development is
contingent upon positive results from a hydraulic analysis by our computer model.
Flow and pressure from the existing mains should be monitored with the Meridian
Water Department.
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4.The developer shall be responsible for the payment of sewer and water assessment
fees, as well as the actual physical connection of the existing homes located
within the boundaries of this subdivision.
5.Underground pressurized irrigation must be provided to all landscape areas on
site. Due to the landscape area, primary water supply connection to the City’s
mains will not be allowed. Applicant shall be required to utilize any existing
surface or well water for the primary source. Applicant has not indicated whether
the pressurized irrigation system within this development is to be owned and
maintained by and association or and 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.
6.The soils investigation report submitted with the application indicates that
groundwater was encountered within the project site. Design engineer shall
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.
7.Please submit any updated soils/groundwater monitoring data collected since the
initial investigation date.
8.Please show all proposed permanent and temporary sanitary sewer construction
easements on the Preliminary Plat map.
9.If Settlers’ Irrigation District easements on the Settlers Canal, White Drain, or
Coleman Lateral encroach into buildable lots, provide a copy of the executed
encroachment agreement with the Settlers’ District, indicating how the land
underlying these easements may be used, prior to signature on the final plat. If
encroachment is not granted, the easement area will need to be removed from the
building lots.
Streets/Pathways
1.Per Ordinance 12-13-10-8 (Landscape Ordinance, Parkways), provide detached
sidewalks adjacent to McMillan Road and Linder Road. The minimum width of
the parkway area between the curb and sidewalk is five (5) feet.
2.In accordance with Ordinance 12-4-5 (Block Lengths), add a new stub street
between Lots 20 and 23, Block 18 and between Lots 31 and 33, Block 26. Submit
a revised Preliminary Plat at least ten (10) days prior to the City Council hearing
that complies with this design.
3.To comply with Condition #8 of the Planned Development, a public pedestrian
easement in favor of the City of Meridian shall be shown adjacent to the White
Drain (easement location to be determined by Applicant in coordination with the
Parks & Recreation Department). The easement shall be at least ten (10) feet
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wide. The pathway shall have a minimum of five (5) feet of landscaping adjacent
to both sides at all times.
4.Applicant shall be required to construct open-vision fencing or four-foot-high
solid fencing (max.) along both sides of all micropaths. Lattice that is at least 80%
open shall be allowed atop a four-foot solid fence. The developer shall place a
deed restriction on the residential lots adjacent to these micropaths to prohibit the
construction of any fencing on the residential lot higher than four feet on the sides
adjacent to the pedestrian walkway lot.
5.Applicant has agreed to add an additional stub street south of Lot 31. Such stub
street shall be an extension of what is identified on the preliminary plat as San
Remo Street.
6.Applicant has agreed to extend the island on Los Flores street at the entrance to
Lot 32.
Landscaping/Fencing
1.A permanent, six-foot high, solid fence shall be constructed along the perimeter of
the subdivision adjacent to existing agricultural land. Said fencing shall be
constructed prior to applying for building permits in each phase. Submit detailed
fencing plans for review and approval with submittal of each Final Plat
application. A letter of credit or cash will be required for all fencing prior to
signature on the Final Plat. No fencing is permitted within required landscape
buffers.
2.A detailed landscape plan for the common areas, pathways, and types of
construction shall be submitted for review and approval with the submittal of each
Final Plat application. The landscape plan must include sizes and species of trees,
shrubs, berming/swale details, and all proposed ground cover/treatment. A letter
of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, etc., prior to signature on the Final Plat.
3.Applicant shall submit detailed grading plans of the stormwater ponds for review
and approval by the Public Works Department with each Final Plat application.
4.All stormwater ponds shall be designed in accordance with Ordinance 12-13-14.
5.Per the Landscape Ordinance (12-12-13), a minimum of one (1) deciduous shade
tree per 8,000 sq. ft. must be planted upon all common open space lots.
Blocks and Easements
1.No irrigation easement is shown for the relocated Settlers Canal along the south
side of McMillan Road. Applicant shall modify the plat to reflect this easement
prior to the City Council hearing on the Preliminary Plat. If the easement
encroaches into the lots, the Applicant must submit a copy of a letter from the
appropriate irrigation district stating there are no foreseeable problems with this
encroachment into the irrigation easement. Prior to signature on the Final Plat,
submit a copy of an encroachment agreement granting the final approval of said
building encroachments.
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2.No irrigation easement is shown for the relocated 30 foot Coleman Lateral
easement in Blocks 18 and 26. Applicant shall modify the plat to reflect this
easement prior to the City Council hearing on the Preliminary Plat. If the
easement encroaches into the lots, the Applicant must submit a copy of a letter
from the appropriate irrigation district stating there are no foreseeable problems
with this encroachment into the irrigation easement. Prior to signature on the
Final Plat, submit a copy of an encroachment agreement granting the final
approval of said building encroachments.
Additional Considerations
1.Relationship of Preliminary Plat to PD Concept: The following note (on page 10,
Item #12) was included in the Decision and Order Granting the CUP for
Bridgetower Crossing, outlining how the subject application corresponds to the
approved PD application:
“This project is approved in concept only. The concept includes:
maximum number of residential lots not to exceed 692 (does not include
townhouse lots), mixed uses, school site, setbacks, collector roadways,
amenities and open space. The applicant recognizes that the approval is in
concept only and that detailed approval shall be required by submittal of
all appropriate applications, including, but not limited to, preliminary plat
or plats and conditional use permit or permits. The detailed approval shall
be subject to all applicable Ordinances unless otherwise approved under
the original Planned Unit Development application.”
2.Phasing Plan: The phasing order shown on the Preliminary Plat differs from the
phasing shown on the approved PD. The Applicant should clarify for the P&Z
Commission which phasing will be followed. Specifically, the developer must
coordinate with Joint School District #2 to ensure all necessary public
infrastructure is constructed to serve the school prior to the District receiving
building permits for the elementary school (currently shown in Phase 1 but
abutting Phases 3, 5, and 6 of Bridgetower Crossing East). Applicant shall have
the authority and flexibility to work with Planning and Zoning staff to resolve
minor changes in the phasing plan.
3.Street Sections: The application states the local street sections will be 33 feet
wide. However, ACHD’s approval report (pg. 18) states all streets will be 36 feet
wide. Applicant should clarify this discrepancy at the P&Z Commission hearing.
4.White Drain Pathway: Condition #8 (pg. 7) of the approved PD states, “Since the
pathway adjacent to the White Drain stubs to both Ten Mile Road and the eastern
boundary of the subdivision, this segment of the pathway shall be considered a
public pathway and aprt of the City’s master pathway plan. The Applicant shall
also address this issue with the Parks & Recreation Department.” Neither the
application text nor the Preliminary Plat map addressed this PD condition. The
Parks Department has not yet commented on the need for a public path in this
location. Unless the Parks Department submits a written statement on the record
that a public pathway is not required, P&Z Staff recommend a public pedestrian
easement in favor of the City of Meridian be shown adjacent to the White Drain.
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Applicant shall work with the owners of the White Drain to produce a tentative
agreement for City Council approval. Such tentative agreement shall be submitted
to the City of Meridian no less than two weeks prior to City Council review of
this application.
5.Settlers’ Irrigation District:
A) The 7-31-02 letter submitted by Mr. Nathan Draper of Settlers’ Irrigation
District requires a 50’ easement on the Setters Canal. The Preliminary Plat calls
out a 40’ easement. After relocation of the canal to the south from its existing
location, the required 50’ easement may encroach into several lots along the north
boundary. The Applicant will need to clarify this discrepancy.
B) The Settlers’ letter also requires 12’ wide access roads to be constructed on
both sides of the Setters Canal and to fence the canal. Staff does NOT agree with
these conditions as it will significantly impact the McMillan Road street buffer
design and downgrade the ability to feature McMillan Road as a pedestrian
avenue. Staff recommends the Applicant approach Settlers’ to negotiate a single
access road and fencing on just the south side of the canal.
C) Applicant shall work with the Setters’ Irrigation District to produce a
tentative agreement for City council approval. Such tentative agreement shall be
submitted to the City of Meridian no less than two weeks prior to City Council
review of this application.
Adopt the Meridian Fire Department Recommendations as follows:
1.One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400’ apart.
2.Commercial and office occupancies will require a fire-flow consistent with the
Uniform Fire Code to service the proposed project. Fire hydrants shall be placed
an average of 400’ apart.
3.The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. The
cost of this installation is to be borne by the developer.
4.Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
5.Final Approval of fire hydrant locations shall be by the Meridian Fire
Department.
6.All roads shall have a turning radius of 28’ inside and 48’ outside.
7.Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
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8.All access roads within the project shall have a clear driving surface with a
minimum width of 20’ available at all times. Typical street width of 34’ will be
allowed to have parking on both sides. The typical collector street with a width of
29’ will be required to have parking restricted to only one side. Restricted parking
will be required for Blocks 2, 58, 57, 20, 36, and 28.
9.Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
10.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 turnaround.
11.A minimum of two points of access will be required for any portion of the project,
which serves more than 30 homes. It is recommended that a 20’ wide micropath
capable of carrying 75,000 lbs. be provided at the following locations-Block 18
Lot 9 which would have to be redirected to the NW to connect with N.
Coppercloud Way, Block 20 Lot 15 to connect with North Quintale Ave. In
addition provide a 20’ micropath near Block 20 Lot 118 to connect with Block 20
of the Office Development. These micropaths would be equipped with
knockdown bollards to provide secondary emergency access to the affected
Blocks.
12.The proposed 432-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 1,252 residents at build out. The 6
office lots and 1 school lot will have an unknown transient population and will
have an unknown impact on Meridian Fire Department call volumes. The
Meridian Fire Department has experienced 2069 responses in the year 2000 and
2251 calls for service in 2001. According to a report completed by Fire &
Emergency Services Consulting Group in February of 2000 our requests for
service are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
13.The proposed project lies outside the five minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
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