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Home My WebLink AboutUpdated Project Narrativeri~i: i.;~vu cfi~~i i~, inc. Meridian Planning Department Meridian City Hall, Suite 210 33 E. Broadway Avenue Meridian, ID 83642 ATTN: Sonya Watters RE c F rvFD FEB 1 7 2010 CITYOFGtt ~;qN CITY CLERKS OFFICE February 17, 2010 RE: SouthRidge Subdivision (Phase 1) Final Plat, Final Plat-Modification (MFP-09-004) and PP- 06-031 (Updated narrative at request of client) Dear Sonya, As you discussed with Jason Densmer (project engineer), it is required that we submit this application for Final Plat Modification in order to address a few changes that are needed in the previously approved construction documents. While the actual approved Final Plat remains the same, over the course of the construction and approval process with ACRD (for this approved Final Plat), a number of small changes were made with the construction documents. ACHD requires authorization from the City of Meridian before they can issue final approval of any changes. In particular, the following item(s) must now be addressed: 1. The street sections have been modified in accordance with ACRD policy and the developer's vision for the project. The revised sidewalks along Spanish Sun and Spanish Fork streets (project's neighborhood commercial and library area) now include a detached sidewalk with landscaped planter strip (as noted in the attached plans). 2. The extent of roadway improvements along the south boundary of the approved Phase 1 Final plat has been modified to reduce the amount of asphalt and concrete curb. Consistent with ACRD policy, the developer plans to constructed 1/z + 12' of the required Right-of-way. The resulting street widths provide an interim gravel shoulder along the undeveloped property to the south, while maintaining the minimum street widths required by ACHD and the Fire Department. As addressed by the developer, it is simply not financially feasible in this market to construct road facilities that only serve future phases of the project, and have no benefit to the current phase -especially when doing so is inconsistent with current policies throughout the valley. Upon development of the phase that includes these improvements they will be constructed as required. After Final Plat approval and over the course of the construction document approval, it has come to the attention of the developer that Public Works has modified their policies regarding the placement of street lights. Streetlight were shown in the original plans and the developer/engineer was asked to remove them from the plans so that the updated policies could be considered. Subsequently, the developer was informed the original placement of streetlights, though approved in the Development Agreement, would not meet the new design Site P/inriin; • L,~in~lrrape Aaf~itectnre + C'ini/ lnoirieeizn; ~ Gnl/~<:'an:r~~ Irri~ri/iun ~ F;n;iiree~ra~ • Grd~bk Conan~a~icntion ~ Stave}~i~r~g 4b? I?. Shore Drive, See 111(1, }~.agle, Idaho 83(il(~ ~ Y _'(1R.93`>.4O41 }~ ~O~.939.4445 ~ ww~~.rhelandgzoupinc.com February 17, ?010 Page 2 of 3 guidelines for placement or quantity of streetlights. As noted in the original development agreement, item 2.31 states the following: 2.31 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved byh the Public Works Department. Decorative lights require a streetlight agreement on file with the Public Works prior to activation. All streetlights shall be installed at the subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no futher than 400' distance in between locations. Final design locations and quantity are determined after power designs are complete by /daho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. We request that this requirement be appropriately applied as was previously discussed and approved (above). The developer was informed that this issue would need to be addressed with the City Council. Finally, in addition to City Approval for the above noted changes to the plans (for ACRD and the streetlight issues), and as previously discussed with staff, there are some additional clarifications (as noted in the original Conditions of Approval of the preliminary plat, master plan, and original Development Agreement) that should be addressed, noted and deferred as part of this Final Plat Modification application (for the record). For clarification we offer the following information: When this Final Plat was approved, it did not include all of what was originally anticipated to be the original and much larger 1st phase of this concept master plan. Consequently, a number of the conditions of approval simply did not apply at this particular point. Therefore, as a part of this Final Plat Modification Application, we wish to clarify, for the record, that the following items can be deferred until the applicable phase (within which they are associated) is platted: 1. The Multi-Use pathway and 5' buffer (along the Ridenbaugh Canal): No longer adjacent to this 1tit phase of the development. 2. The construction of the Clubhouse/pool: No longer a part of this 1st phase of the development and/or would be located on unplatted property. 3. The dedication of private park/landscape buffers, and approximately 8.9 acres of common area: No longer a part of this 1st phase of the development and/or would be located on unplatted property. Because the planned pathway, clubhouse/pool, and park were clearly not part of the FP application or previous approval, they were not addressed. We therefore request that Council defer the above noted items and items that are unrelated to this approved phase of the development...with the understanding that as platting proceeds in future phases and along the Ridenbaugh Canal, that these amenities and requirements will be appropriate addressed with each applicable phase-as was originally anticipated. With respect to the requirements of the Final Plat Modification application, please note the following: Silr Pl~uu~ii~;~ • L.rrnrG~zr~f-.~1~~~Gi/~~~.Jare • C~u,% (~n;niee~iu, • Gn/f <.i~ui:re liir~oliai ~`~ T'noin~a~in~ ~ G~zrphic ~.0/II/Y/!/n!<n/ion • SFrrueging -}6? I':. tihorr llrivc, tits. 100, }eagle, Idaho 83616 • P 308.93!).~O~41 1~ 308.93~).~F4~5 ~ www.thelandgrou~inc.com Februar~~ 17, 2010 Page3of3 • The plat remains in general conformance with the approved preliminary plat, the conditions of approval and the Uniform Development Code. • The plat has been designed and drafted in general conformance with acceptable engineering, architectural (where applicable), surveying practices and local standards. • The annexation, rezone (AZ-06-031), and the associated development agreement for this development are recorded as Ordinance # 07-1319 (see instrument #107074205). This phase remains in compliance with the applicable conditions of approval; therefore, we ask that the City of Meridian approve this request for Final Plat Modification...with the associated changes to the construction documents (attached) and deferred items. Sincerely, The Land Group, Inc Van Elg Sr. Planner SI/~~ P/oru~in~ • I,rrnrlru~J~e :=~i~rhila~~lin?+ • C~ui/ Cn;>iirearla; • Go1~ C,'omr~ Ir~z~ulion ~" f n;lnca~iin~ • Gru~hic C.oiluni~iriiutio~i • .SFrrveyiir~ 463 F. tihorr llrivc, tire. lilt), i?~~~lr, I~3aho 83616 • Y 308.939.-F(1-il I~ 308.939.-F~F~S ~ www.thclandgroupinc.cc,m