HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weard
Cn'Y COUAICIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
CITY OF
C~eri~icn
tt IDAHO
crrY xAtl,
(208) 888-4433 -Fax 88]u1813
PUBLIC WORKS
BUILDINO DEPARTMENT
(208) 887-2211-Fax 898-9551
LEOAL DEPARTMENT
(208)466-9272 - FAX 466-4405
STAF REPORT: Hearing Date: January 27, 2004
To: Mayor & City Council RF G ~ IV.~ III
From: Sonya Allen, Assistant City Plannel~~ JAi F '~ ~~~~
Bruce Freckleton, Engineering Tech III `~-
~~~""" vvv Cittty~~ OCCf iNleridian
Re: Request for a Final Plat Approval of Bridgetower Crossing~ubdlvislon~o 5
Consisting of 45 Single-family Residential Building Lots and 5 Common Lots on
21.24 Acres in an R-4 Zone (with PD) by Primeland Development, LLP (File#
FP-03-072)
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 CouncO:
APPLICATION SUMMARY & LOCATION
This is the fifth phase of Bridgetower Crossing Subdivision, located north of W. Ustick Road,
between N. Linder & N. Ten Mile Roads in the N.W. '/a of Section 35, T.4N., R.1 W. This phase
of the subdivision includes 45 single-family residential building lots and 5 common lots on
21.24 acres. The gross density of phase No. 5 is approximately 2.12 dwelling units/acre. The net
density is approximately 2.47 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 common area lots within the subdivision consist of landscape/open space/drainage lots and
will be maintained by the Bridgetower Crossing Homeowners Association. The pressurized
irrigation system within this development is to be owned and maintained by the Bridgetower
Crossing and Verona Homeowners Associations.
The proposed final plat complies with the approved preliminary plat. The approved conditional
use. permit (planned development) allowed for increased block lengths and a reduction in street
frontage to 69-feet for single family residential for this subdivision.
FPA3-072 Blidgetower Crossing SubS.doc
Mayor & City Council
Heazing Date: January 27, 2004
Page 2 of 5
Staff recommends approval of this phase of Bridgetower Crossing Subdivision with the
comments and conditions stated in this report.
Applicant is to meet all terms of the approved preliminary plat (PP-O1-005), conditional
use permit (CUP-01-006) and development agreement (Inst. No. 101117652).
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 Creason 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 shall be via extensions from
existing mains installed adjacent to the proposed subdivision, as well as from a proposed
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.
S. 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 Homeowner'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.
FP-03-072 Bridgetower Crossing SubS.doc
Mayor & Ciry Council
Hearing Date: January 27, 2004
Page 3 of 5
7. Fencing along micropaths shatl be consistetrt with existing micropath fencing approved
in previous phases of Bridgetower Crossing Subdivision. The developer shall place a
deed restriction on Lots 11, and 12, Block 10 and Lots 9, and 10, Block 24, to prohibit
the construction of any solid fencing on these building lots higher than four feet on the
sides adjacent to the micropath lots, per condition of the Development Agreement.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists at the subdivision boundaries.
All fencing shall be reduced to three feet within twenty feet of the right-of--way.
8. The Landscape Plan (Sheet LS-1, dated 12/29(03 by Harvest Design) shall be revised as
follows:
a. Relocate the proposed trees in the northern portion of Lot 4, Block 10, which aze
located within the 20-foot wide sanitary sewer easement.
b. Relocate the proposed trees in the southern portion of Lot 4, Block 10, which aze
located within the 60-foot wide Settler's Irrigation White Drain Easement.
c. Align pathway directly above the sanitary sewer main on the northern part of Lot
4, Block 10. No portion of the drainage basin shall be above the sewer.
Submit three (3) copies of the revised plan along with an 8 Yz"x11" reduction to the
Planning & Zoning Departmern prior to signature on the final plat.
9. Please add or revise the following plat notes:
(1.) Unless otherwise shewn dimensioned all lots... ...adjacent to any public street,-
rntd rear lot lines.
(2.) Unless otherwise skevvn-e~-designated dimensioned, all lots...
(13.) Delete note, as Ten Mile Road is not adjacent to the subdivision boundary for
this phase.
(14.) Revise to reflect the revised recorded development agreement instrument number
101117652.
(IS.) Delete note, as setbacks indicated are standard for this zone and aren't required
to be shown on the plat.
10. A mosquito abatement plan must be in place per Preliminary Plat Finding No. S.e. prior
to signature on the final plat.
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/retention basins) must be designed to ensure that water will
FP-03-072 Bridgetown Crossing SubS.doc
Mayor & City Council
Hearing Date: January 27, 2004
Page 4 of 5
percolate or discharge within a period of time not to exceed 24 hours for all storms up to
and including a 100-year storm event. Side slopes within drainage areas shall not exceed
a 4:1 slope.
13. Increase the width of the public utilities, drainage, and irrigation easement along the east
side of Lot 20, Block 10 to 15-feet.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
15. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary
plat, conditional use permit or development agreemern does not relieve Applicant of
responsibility for compliance.
GENERAL REQiJIREMENTS
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 (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. 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 deternrined 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. 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.
FP-03-072 Bridgetower Crossing SubS.doc
Mayor & City Council
Hearing Date: January 27, 2004
Page 5 of 5
Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
8. 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 struchxres.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Bridgetower Crossing Subdivision No. 5 with
the above stated comments & conditions.
FP-03-072 Bridgetower Crossing SubS.doc