Loading...
HomeMy WebLinkAboutBridgetower Subdivision No. 2 FP-01-021BEFORE THE MERIDIAN CITY COUNCIL C/C 01-02-02 IN THE MATTER OF THE APPLICATION OF PRIMELAND DEVELOPMENT, CO., FOR APPROVAL OF FINAL PLAT FOR BRIDGETOWER SUBDIVISION NO. 2 LOCATED NORTH OF WEST USTICK AND EAST OF NORTH TEN MILE ROADS, MERIDIAN, IDAHO CASE NO. FP-01-021 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 January 2, 2002, and the Council finding that the Administrative Review is complete which has included certain comments and conditions as stated in a letter on the preliminary plat to the Mayor and Council from David Mclrdnnon, Planner II for the Planning and Zoning Department, and Bruce Frecldeton, Engineering Technician III, listing 17 Site Specific Comments and 9 General Requirements, which are herein found fair and reasonable, and that Shari Stiles, Planning and Zoning Administrator, commented at the hearing, and the Council having considered the requirements of the preliminary plat the Council takes the following action: ORDER OF CONDITIONAL APPROVAL OF -- FINAL PLAT FOR BR1DGETOWER SUBDIVISION NO. 2 / BY: PRIMELAND DEVELOPMENT, CO. (FP-O 1-021 ) PAGE 1 OF 4 1.2 1.3 Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 Acceptance of the water supply for fire protection will be by the Meridian Water Depamnent. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. e. 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 High~vay Standards. UFC 902.2.1 The proposed 79-1ot subdivision with an estimated 2.9 residents per household wotdd have a total estimated population of 229 residents at build out. 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, this is up from 2069 responses in the year 2000. Any roadway greater than 150' in length that is not provided with an outlet shall be required to have a turn around. Applicant shall comply with all the Central District Health Department Environmental Health Division's report dated 12/6/01. The Meridian Building Department requires that the setbacks are shown on the Plat, if they vary from City Ordinance. ORDER OF CONDITIONAL APPROVAL OF -- FINAL PLAT FOR BRIDGETOWER SUBDIVISION NO. 2 / BY: PRIMELAND DEVELOPMENT, CO. (FP.OI-021) PAGE 3 OF 4 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: 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. By action of the City Council at its regular meeting held on the /~/'~(~ day of ,2002. ~ERT D. CORRIE 'or, City of Meridian Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and City Attorney. City Clerk Dated: Z:\Work\M~Meridian~Meridian 15360M\Bridgetower Sub No. 2 FPOl-O21\Order FPOl-O21.doc ORDER OF CONDITIONAL APPROVAL OF -- FINAL PLAT FOR BRIDGETOWER SUBDIVISION NO. 2 / BY: PRIMELAND DEVELOPMENT, CO. (FP-O 1-021) PAGE4 OF4 HUB OF TRE.4,5'URE U4LLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAJIO 83642 (208) 888-4433 - FAX (208} 887-4813 CiW CI -,xk Office Fax (208) 8g8-4218 LEG. EL DEPARTMENT (208) 288-2499 · Fa.,: 28,'4-2501 PUBLIC WORKS BUILDING D EP)~RTMENT (208) 88%2211 · Fox 887-1297 PLAbEqlNG .~'qD ZONING DEPA.RTMEN~r (208) 884-5533 - F;LX 888-6854 MEMORANDUM: To: From: December 27, 2001 Mayor & City Council / ECEIVED Bruce Freckleton, Assistant to Cit./Enginee~' DEC 2 8 2001 David McKinnon, Planner 1I Ci~y Of Meridian City Cler~: Request for a Final Plat Approval of Bridgetower Subdivision No. 2 - 79 S~ngte-ramny Building Lots and 7 Other Lots on 19.08 Acres in an R-4 Zone (with PUD) by Primeland Development Co., LLP (File~ FP-01-021) 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 The property included in this development is located on the north side of Ustick Road, approximately 1,100 feet west of Linder, immediately across Ustick Road fi.om Tumble Creek Subdivisions. Five Mile Creek borders the subdivision on the south. The property is located in an area designated as Single-family Residential in the Comprehensive Plan. Five Mile Creek is designated as a multiple-use pathway in the Comprehensive Plan. SURROUNDING PROPERTIES The surrounding uses are as follows: North - Agricultural, zoned RUT (County) South - Tumble Creek Subdivision, zoned R4. East- Agricultural and single-family homes, zoned RUT (County) West - Bddgetower Subdivision No. 1, and a Single-family home on 4.2 acres, zoned R4 in Meridian (parcel was approved at one.time as Bramble Wood Subdivision) SITE SPECIFIC COMMENTS Applicant is to meet all ierms 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 source. Applicant has indicated the Creason Lateral will be used as the primary source, with Five Mile Creek Providing the backup source of water. FP-01-021 Bridg~ow~r Sub. No. 2 Ma~or and C°un¢il December 27, 2001 Page 2 3. S~eet 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. Change the year of platting to 2002 and add Meridian to the sttuate statement. 5. Sanitary sewer and water service to this site shall be via extensions fi.om existing mains installed adjacent to the proposed subdivision. 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. 6. 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. 7. The soils investigati6n 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 appmvai 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 w~ter elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater. 8. As a condition of the plat, Applicant shall he required to construct open-vision fencing or four- foot-high solid fencing (max.) along both sides of any pathways (including adjacent to Five Mile Creek). The developer shall place a deed restriction on the residential lots adjacent to all pathways to prohibit the construction of any.solid fencing on the residential lot higher than four feet on the sides adjacent to the pedestrian walkway lot. 9. Please show ail existing permanent sanitary sewer easements on the final plat map. No building lots shall be allowed to encroach within any permanent sanitary sewer easement. 10. Applicant is proposing to leave the Creason Lateral open until such time as the adjacent property is developed. Applicant shall be required to provide a letter of credit or cash in the amount of 110% for tiling of the ditch prior to signature on the final plat. 11. Provide a copy of the executed encroachment agreement with Nampa-Meridian Irrigation Sub. No. 2 Mayor and Council December 27, 2001 Page 3 District, indicating how the land underlying their easements may be used, prior to signature on the final plat. ff encroachment of the Creason Lateral is not granted, the easement area will need to be removed from the building lots. 12. As the Bureau of Reclamation (BOR) owns the Five Mile right-of-way in fee simple and the future pathway location will be off-site from this subdivision (i.e., there is no easement involved), staff requests that the Applicant coordinate pathway improvements with the Meridian Parks Director. 13. Show centefline and width of right-of-way for Five Mile Creek on the plat. 14. Complete the Certificate of Owners and accompanying Acknowledgment. 15. The landscape plan submitted with the final plat application needs additional detail for review. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. Fencing locations and details are not adequately depicted to determine compliance with conditions of approval. No fencing will be permitted within the required landscape buffers. 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. Perimeter fencing shall be installed prior to applying for building permits. Please submit revised plan to incorporate fencing in accordance with the conditions of approval. All landscaping is to be complete prior to obtaining Certificates of Occupancy. 16. Add a note, and/or graphically depict a 10-foot wide easement along the subdivision boundary or rear lot lines, for Public Utilities, Drainage, and Irrigation. 17. Staff's failure to cite spec/ftc ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of responsibility for compliance. GElVERAL REQUIREMENTS All irrigation ditches, laterals or can~s, 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 irrigntion/dralnage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section ~-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 Bridg~tox~r Sub. No. 2 Council December 27, 2001 Page4 subdividers 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. 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. Applicant's engineer will be required to submit a signed, stamped statement certifying that ail street finish centerline elevations are se~ 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-01-02I Bridg~tox~r Sub. No. :2