HomeMy WebLinkAboutStaff CommentsHUB OF TREASURE VALLEY
MAYOR A Good PtaCe t0 LiVe LEGAL DEPARTMENT
Rnnert D. come CITY OF MERIDIAN (z06, 466.9272 . Fax 466405
CITY COUNCIL MEMBERS PUBLIC WORKS
William L.M. Nary 33 EAST IDAHO BUILDING DEPARTMENT
Keah Blra MERIDIAN, IDAHO 83642 (zoa) s67-zzn Fax s67-IZ97
Tammy deWeerd (208) 888-0433 ~ FAX (208) 867-0813 PLANNING AND ZONING
City Clerk Office Fax (206) 888-0218 DEPARTMENT
Cherie McCandless
(208) 664-5533 ~ FAX 888-6854
STAFF REPORT:
He ~1(~at~: Jul 15~20i0~3
To: Mayor & City Council ~""'~ ~!'~ "°`° ~ "'
From: Sonya Allen, Planner I r~~ j~~ ~ s 2~3
Bruce Freckleton, Engineenng Tech III ~ C1ity Of Meridian
~o City Clerk Office
Re: Request for a Final Plat Approval of Bridgetower Crossing Subdivision No. 4 - 77
Single-family Building Lots, 5 Common Lots on 26.84 Acres in an R-4 Zone (with PD)
by Primeland Development, LLP (File# FP-03-0401
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:
APPLICATION SUMMARY & LOCATION
This is the fourth phase of Bridgetower Crossing Subdivision, located north of W. Ustick Road,
between N. Linder & N. Ten Mile Roads. This phase of the subdivision includes 77 single-family
building lots and 5 common lots on 26.84 acres. The gross density of phase No. 4 is approximately
2.87 dwelling units/acre.
The subdivision is located in an R-4 zone and has been approved as a planned development. The
minimum house size within the subdivision is 1,400 square feet, not including the garage area.
The street design and lot configuration on this phase of the subdivision has changed from the approved
preliminary plat, however, the building lot count has stayed the same and open common space has
increased. The revised street design brings the block over the maximum block length allowed of 1,000
ft. However, the approved conditional use permit (planned development) included increased block
lengths for this subdivision. Three lots were left out of this phase adjacent to Lot 21, Block 15 and Lot
5, Block 17, due to the locafion of the existing Coleman Lateral and irrigation issues with property that
is not yet developed. These lots will be platted with a future phase.
SITE SPECIFIC REQUIREMENTS
1. Applicant is to meet all terms of the approved preliminary plat (PP-O1-005), conditional use
permit (CUP-Ol-006) and development agreement (Inst. No. 101117652).
FP-03-040
Bridgetower Crossing Sub. No.4
Mayor and Council
Hearing Date: July 15, 2003
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
Cresson 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. 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 indicated that the pressurized irrigation system within this development is to be owned and
maintained by the home owner's association. Since 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 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.
7. Fencing along micropaths shall be consistent with existing micropath fencing approved in
previous phases of Bridgetower Crossing Subdivision. The developer shall place a deed
restriction on Lots 12, and 14, Block 15 to prohibit the construction of any solid fencing on
these building lots higher than four feet on the sides adjacent to the micropath lots
All perimeter fencing must be constructed prior to issuance of any building permits. All other
fencing must be constructed prior to issuance of any Certificates of Occupancies.
8. The Landscape Plan (Sheet LS-1, dated 6/19/03 by Harvest Design) shall be approved by
ACHD for landscaping within the drainage lots (Lots 51 & 60, Block 1) prior to City approval.
FP-03-040
Bridgetower Crossing Sub. Na. 4
Mayor and Council
Hearing Date: July 15, 2003
Page 3
Evidence of said approval shall be submitted to the Planning & Zoning Department prior to
overall approval of the landscape plan.
Please make the following modification:
a. Relocate the shade tree in the northwest corner of Lot 60, Block 1, adjacent to W.
Crossland Dr., which is located within the 20-foot wide sewer easement.
(A rock sump may be incorporated into a vegetated Swale to facilitate drainage. The rock
sump inlet may not exceed more than five (5) feet in any horizontal dimension)
9. Please add or revise the following plat notes:
• Revise note #13 to reflect the revised recorded development agreement instrument
number 101117652.
• Include rear easements if different from note #2
• Revise note #14 to read "5' single story & 10' two story
• Add note stating that all development shall be in compliance with approved conditional
use permit, number CUP-Ol-006.
10. Complete the Certificate of Owners and accompanying Acknowledgment.
11. 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.
12. All drainage areas (detention/retentionbaSins) must be designed to ensure that water is retained
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.
13. Graphically depict a 5-foot wide public utilities, drainage and irrigation easement adjacent to
the east side of lot 21, Block 15, and the northwesterly side of Lot 5, Block 17, as these will be
side lot line against future lots.
14. Lot 14, Block 15 doesn't meet the minimum 69-foot frontage as approved under the PUD.
Please make adjustments necessary to conform to the minimum frontage requirement.
15. Please show the dimensions for each %z right-of--way segment along the subdivision boundary at
the west end of W. Teano Drive.
16. Please correct the bearing in the legal description of the Certificate of Owner's for the east side
of Lot 21, Block 15 (S 06°16'53"Bast West).
17. Developer shall coordinate mailbox locations with the Meridian Post Office.
FPA3-040
Bridgetower Crossing Sub. No. 4
Mayor and Council
Hearing Date: July 15, 2003
Page 4
18. 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 REQUIREMENTS
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. If lateral 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-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
subdivider's expense. Typical locations aze 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.
Applicant's engineer will be required to submit a signed, stamped statement certifying that all
street finish centerline elevations aze set 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.
9. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
Sidewalks are to provide a cleaz five-foot-wide walkway pathway without encroachment of
mailbox structures.
STAFF RECOMMENDATION
FP-03-040
Bridge[ower Crossing Sub. No.4
Mayor and Council
Hearing Date: July 15, 2003
Page 5
Staff recommends approval of the final plat for Bridgetower Crossing Subdivision No. 4 with the
above stated comments & conditions.
FP-03-040
Bridge[ower Crossing Sub. No. 4