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Supplementary Response to Staff Reportfume Geek Subdivision Site Location 10 b ♦ � fi La Q � � � "�' °� Of e I Y U m r � Development Features O ACREAGE TOTAIPARCEL -86.08 ACRES TOTAL LOTS -361 TOTAL DWELLING UNITS- 397 BUILDABLE LOTS - SF RESIDENTIAL - 321 (-1 AT ANNE ST.) MULTI FAMILY 2 COMMON LOTS -38 DENSITY DU/ACRE-4.61 COMMON AREA - 13.54 ACRES - 15.73% -- ® F rrII ,. •I M +r --- J`�� n LL ZONING .�.� i I ( •'D. I .O- .4_' --__�� 13 w i EXISTING -RUT PROPOSED • R-8 antl R- 15 SEWAGE DISPOSAL MERIDIAN CITY SEWER ® •-__ r Ci I e o _ WATER SUPPLY �,__ '�' '1---"- --- "--- I ` MERIDIAN CITY WATER arr MERIDIAN CITY -::- -- r •� rU o ,: 0 9 I g m .a •,� _ l i " ^ !._ r - - M I °V .�.J SCHOOL DISTRICT MERIDIAN ___ -- •� .', - "moi°.•"` ..,.,�.,._ ..�.,._i-'i.-_'7"`_- .."'t""^"'(' 'f".'_"-� `I"'^'^��..� FIRE DISTRICT '_ '� _ '_ ,•, 7 I r - MERIDIAN'"' IRRIGATION DISTRICT ; ro I SETTLERS IRRIGATION DISTRICT I J - La 21 © I a Neighborhood Ammenities Q -© +_@ w„ t .m — -- 1; k o .ij a✓t - ey _L5 .. wu - I 1 fi .23 N _ao Z T_�,._ 'moi" -vr J • ------------- , NORTHSIDE /\'000 NORTHSIDE MANAGEMENT November 24, 2014 City of Meridian Attn: Bill Parsons, AICP Community Development Department 33 E. Broadway Avenue Meridian, Idaho 83642 Re: Jump Creek Subdivision - AZ -14-011 and PP -14-013 - Supplementary Response to Staff Report Please find the following & attached responses to Council's questions ahead of tomorrow evening's Continued Jump Creek Subdivision Hearing held on November 5th, 2014. 1 have itemized those questions and responded accordingly. Site Specific & General Conditions of Approval - Condition - 1.1.1 C. (Annexation Comments) - Response - Agreed. We will install a temporary 5 -foot wide asphalt pathway and extruded curb along the west shoulder of N. Black Cat Road from the South boundary of Lot 13, Block 8 to the south boundary of W. Malta Drive/Black Cat Road intersection. - Condition - 1.1.1 D. (Annexation Comment) - Response - Agreed - I have also provided the requested Elevation Renderings of our proposed intent for the Multi -Family lots. - Condition - 1.2.5 (Comoly with all ACHD conditions ofAnoroval - Response - Agreed - additional time was requested by Council to review the Traffic Impact Study completed by Six Mile Engineering and approved by ACHD. -All ACHD Conditions - Response -Agreed. Consistent with Condition 1.2.5. *Other Items outside of the Conditions of Approval requested by Council -Groundwater and Geotechnical concerns - Response - Agreed - Please see the attached summary letter and recommendations by Site Consulting, LLC (Geotechnical Engineer of Record). - Multi -Family product renderings - Response - Agreed - Please see the attached renderings of our proposed product for the Multi -Family lots. - Developer Commitment to disclose Multi -Family product throughout all marketing, sales and development aspects of the project to ensure "end-users" are aware prior to purchase. - Response - Agreed. Please note that all other General & Site Specific Conditions have been agreed to and supported through the prior Hearing held on November 5th, 2014 by myself and Council. Thank you and please feel free to call or email anytime with questions. Northside Management yeti . Scott Noriyuki enclosures: Letters by Northside Management & Site Consulting, LLC '0� ^ NORTHSIDE MANAGEMENT Re: Jump Creek Subdivision - Geotechnical and Groundwater Measures Summary Please accept this letter and associated attachments regarding questions posed at the November 5th, 2014 City Council Hearing. There was a concern from the City of Meridian that projects adjacent to the proposed Jump Creek Subdivision had problems with water in crawl spaces. We have since met with the City to discuss the measures we could take to ensure that this would not be a problem in the Jump Creek Subdivision. Present were: Bob Arnold — Site Consulting LLC —Soils Consultant David Bailey — Bailey Engineering, Inc. — Civil Engineer Shawn Brownlee — Developer's representative Scott Noriyuki — Project Planner Warren Stewart—City of Meridian Bruce Freckleton —City of Meridian Bili Parsons—City of Meridian There was some discussion as to background of the parties, soils monitoring conducted on the site and problems with adjacent projects. There was some discussions as to water in crawl space problems in previous projects, causes and potential solutions. Bob Arnold stated, based on soils investigations, groundwater monitoring and participation in and review of adjacent projects, that groundwater would NOT be high enough on the Jump Creek Site to cause water to be In crawl spaces. It was agreed that because of the types of soils on the site and the adjacent site problems, specific measures should be taken to prevent or minimize cases of water in crawl spaces as well as means to Implement. The following measures were proposed: 1. Continue groundwater monitoring of the site through at least next irrigation season to more accurately gage peak levels and confirm current estimates. The soils report and groundwater monitoring are to be referred to and documented in the construction documents as each phase is designed. Particular attention is to be paid to finished lot grades in relation to estimated ground water levels. 2. Construction drawings are to include a grading plan addressing drainage within each block and drainage patterns on each lot. The plan will include: a. Finished grades for all roads, back of curbs at lots, rear lot line swales, side lot line swales where appropriate. b. Lot existing grade prior to grading operations c. Lot finished grade to be achieved following grading operations d. Minimum and Maximum top of foundation wall elevations for each lot. e. Reference to the soils reports and recommendations provided by the soils consultant f. Reference to the "Recommendations for Homebuilders" memo provided by the soils consultant (attached to this email) g. Note requiring the homebuilder to comply with required top of foundation elevations or submit an engineered site grading plan certifying compliance with grading plan intent. 3. The "Recommendations for Homebuilders" memo is to be provided to all builders obtaining building permits within the project. 4. The "Recommendations for Homebuilders" and "Comments to Homeowners" memo (attached to this email) are to be incorporated into the CC&R's for the project and referenced in any architectural or maintenance guidelines specified in the CC&R's Water in crawl spaces is a complicated issue so we can't expect to solve every problem in this area but we believe these measures provide the basis for best practice for investigation, approval, construction and successful occupation of the home while minimizing the problems that may arise. Thank you, NorthSide Management Scott Noriyuki West/East Elevation North/South Elevation Building #12 Base: New Green Top: Smokey Topaz Accent: Herbal Wash SITE CONSULTING, LLC Mr. Shawn Brownlee November 18, 2014 Trilogy Development Page 1 of 3 2358 South Titanium Place 140464etter2 Meridian, Idaho 83642 Re: Groundwater Recommendation Jump Creek Subdivision NW Corner Blackcat & McMillan Roads Meridian, Idaho Dear Shawn: As per your request, I have prepared the attached "Recommendations for Homebuilders" and "Comments to Homeowners". These documents are intended to inform these parties of their responsibility to construct and / or maintain homes that are free of water in the crawlspace. I have forwarded this to Bailey Engineering for review and comment. These are stand alone documents intended to be issued without cover letter. We appreciate this opportunity to be of service. Should you have any questions or require additional information, please contact our office at your convenience. Respectfully su Bob J. Arnold, F cc: Bailey Engineering 208-440-6276 " bjarnoldpe@nisn.com • Post Office Box 190537 " Boise, Idaho 83719 SITE /t;ONSULTING, LLC RECOMMENDATIONS FOR HOMEBUILDERS Jump Creek Subdivision November - 2014 • Bearing pressures of up to 1500 psf are available for foundation design. • After crawlspace excavation, inspection by a qualified soils engineer is recommended to approve foundation support soils. • Installation of at least two vertical drains in opposite corners of the crawlspace is recommended. Vertical drain is a small excavation or boring of at least two square feet that extends five feet below the foundation and is back filled with drain rock. • It is recommended that the construction joint between the footing and the stem wall be sealed with asphalt -based sealer. • The trench beneath foundations, where utilities pass under the footing, must be properly backfilled with soil or bentonite to prevent water from entering the crawlspace by way of utility trenches. • Soils containing fat clay or frozen clods or chunks are not recommended for backfill. The use of these materials may result in voids or flow paths allowing surface water to enter the crawlspace. • Low-density foundation and utility trench backfill has been shown to be a major contributing factor to water accumulating in crawlspaces throughout the Treasure Valley. Homebuilders are encouraged to properly backfill all foundations and all utility trenches in accordance with local building code requirements. This is especially critical on lots where bedrock, cemented soils, and compacted fills are present below the foundation. • Foundation elevation and site grading must promote drainage away from the foundation. Unless the local code is more stringent, a minimum of FIVE percent slope for the first ten feet from the residence is required. • Crawlspace vents are to be above finished adjacent subgrade. • Complete roof gutters are recommended with down spouts directed away from foundations and not on to foundation backfill soils. • Landscaping should be designed to promote drainage away from foundations. • Flowerbeds and landscaped areas must be designed such that irrigation water and roof runoff is not retained against foundations. • Proper design and maintenance of sprinkler systems is required. Excessive watering may lead to water entering the crawl space. Lawn area sprinklers should not spray toward foundations or cause water to accumulate near foundations. • Side lots between houses must provide for adequate drainage of both lots. Fences and borders should not restrict the overland flow of storm runoff. • This subdivision is located within the Treasure (Boise) Valley of, Southwestern Idaho. This is a high desert region with minimal annual rainfall, (< 13°/year). The proper selection of grasses, bushes, and trees that thrive in such conditions will also prevent over application of irrigation water. NOTHING FOLLOWS 208-440-6276 • bjarnoldpe@msn.com ' Post Office Box 190537 ' Boise, Idaho 93719 /SITE ONSULTING, LLC COMMENTS TO HOMEOWNERS Jump Creek Subdivision November - 2014 • Foundation elevation and site grading have been constructed to promote drainage away from the foundation. Final, completed lot grading must promote drainage away from the foundation. Modification of the grading near the residence may result in water entering the crawlspace. • Roof gutters with down spouts have been or should be installed that direct storm water away from foundations and not on to foundation backfill soils. Modification of downspouts is not advisable without a plan to move storm water away from the foundation. • This subdivision is located within the Treasure (Boise) Valley of Southwestern Idaho. This is a high desert region with minimal annual rainfall. The proper selection of grasses, bushes, and trees that thrive in such conditions will also prevent over application of irrigation water. • Landscaping should be designed to promote drainage away from foundations. Flowerbeds and landscaped areas must be designed such that irrigation water and roof runoff is not retained against foundations. • Proper design, maintenance and scheduling of sprinkler systems are required. Excessive watering is the largest source for water in local crawl spaces or basements. Sprinklers should not spray toward foundations or cause water to accumulate near foundations. • Over application of irrigation water is the single largest factor contributing to water accumulating in crawlspaces. After occupancy, the settings for any automatic sprinkler system should be reviewed and adjusted to apply the minimum amount of water required for landscaping maintenance. it is recommended that the local water company or a lawn care expert be consulted about the amount Of water required. • Runoff or drainage to adjacent property is not allowed without developer approval. NOTHING FOLLOWS 208-440-6276 0 bjarnoidpe@msn.com " Post Office Box 190537 " Boise, Idaho 33719