Staff ReportSTAFF REPORT: Meeting Date: February 23, 2010
TO: Mayor and City Council ~'~, ~~~~N~~
FROM: Bill Parsons, Associate City Planner
208-884-5533 T
Scott Steckline, Land Development Supervisor E C F. 1 V E~
208-898-5500
SUBJECT: FP-10-001 -Bridgetower Crossing Subdivision No. 15 FEB 1 9 2010
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I. APPLICATION SUMMARY : ! ~~ r:I_F=RKS ~'FFICE
The applicant, Primeland Investment, LLC, has applied for final plat approval of 6 commercial building
lots and 1 common lot on 10.2 acres of land for Bridgetower Crossing Subdivision No. 15. The subject
property is currently zoned L-O (Limited Office District).
The City Council approved the preliminary plat for Bridgetower Crossing Office Subdivision on March
18, 2008. The previous final plat containing 11 commercial lots and 1 common lot was approved on July
22, 2008. The applicant is now proposing a church for the southern portion of the plat and has submitted a
new final plat that would eliminate 5 buildable lots as well as the local street (Loretta Street). A
development agreement modification is also in process to modify the existing concept plan to comport
with the proposed plat.
The submitted final plat substantially complies with the approved preliminary plat. UDC 11-6B-3C.2a
contains the criteria for determining substantial compliance. In the subject application, staff finds the
numbers of lots are fewer and the number of common lots/open space has not changed from the
preliminary plat.
The approved final plat included access to Linder Road via a local street (Loretta Street). The applicant is
proposing to replace the local street with a private driveway to Linder Road to serve the newly created lot.
UDC 11-3A-3 prohibits direct access to arterials such as Linder Road unless waived by City Council. The
Ada County Highway District does not support the driveway to Linder Road. However, staff notes that
the proposed use of the southern portion of the site as a church has different operational
characteristics and traffic patterns than a commercial development given the fact that southern
portion of the proposed final plat contains five fewer lots. Staff is also of the opinion that the hours
of operation and trips generated from the future church site has less impact on Linder Road than
the additional office buildings that were planned.
The Council decision on the final plat access will effectively apply to the concept plan being reviewed
with the development agreement modification which is being heard in conjunction with this application.
II. LOCATION
Bridgetower Crossing Subdivision No. 15 is located on the southwest corner of McMillan Road and
Linder Road in NE '/ of, T. 4N., R. 1 W., Section 35 and is a resubdivision of Lots 15, 16, and 17, Block
36, Bridgetower Crossing Subdivision No. 11 along with Lots 43, 44, and 45, Block 32, Bridgetower
Crossing No. 12.
III. STAFF RECOMMENDATION
Staff recommends approval of Bridgetower Crossing Subdivision No. 15 with the comments and
conditions stated in this report.
IV. SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved development agreement (instrument # 108059801),
or as may be modified by the City Council (MDA-10-001), rezone (RZ-07-018), preliminary plat
(PP-07-023) applications for this subdivision.
Bridgetower Crossing Subdivision No. 15 FP.doc PAGE 1
Submit a vacation application to vacate the easements recorded as instrument # 106123395 on the
proposed plat and record new water and sewer easement prior to City Engineer's signature.
If the City Engineer's signature has not been obtained by 03/18/2010, the Final Plat approval for
this subject phase shall expire.
Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
Revise or add the following note(s) on the face of the plat prepared by Quadrant Consulting, Inc.,
stamped on 02/01/10 by Peter W. Lounsbury, prior to signature of the final plat by the City
Engineer:
1.) Revise to include Development Agreement number 108059801 and remove DA #
101117652.
2.) Add a note addressing the maintenance responsibilities of Lot 1, Block 46, the 20-foot
wide landscape buffer along the south boundary of the proposed subdivision and the
landscape buffers along McMillan Road, Linder Road, Penngrove Way and Coppercloud
Way.
6. The landscape plan, prepared by Harvest Design, P.C., and dated 02/01/10 is approved with the
following changes:
a. Include the lawn/grass symbol on the face of the plan.
b. Submit a plan stamped and signed approved for construction.
c. Remove one curb cut along the west side of Lot 1, Block 48 and provide a 10-foot wide
landscape buffer planted with trees and lawn.
Submit three copies of a revised landscape plan to the Planning Department prior to signature of
the final plat by the City Engineer. Said plan shall be consistent with the changes listed above.
Graphically depict on the face of the plat the required 10-foot wide landscape buffer on the east
side of Penngrove Way.
A cross-access/cross-parking easement/agreement shall be recorded for all the commercial lots
north of Coppercloud Way (Lot 1 through 5, Block 47). All lots within the subdivision shall have
access to the access points to McMillan Road, Coppercloud Way and Penngrove Way. This
agreement shall be recorded and a copy of said agreement submitted to the City prior to the City
Engineer's signature on the final plat OR a note shall be added to the face of the final plat
granting said cross-access.
Prior to signature of the final plat by the City Engineer, the applicant shall submit a recorded
document to the Planning Department stating the maintenance and ownership responsibilities for
the management of the development. Including but not limited to structures, parking, common
areas, private streets, and other development features.
10. Include instrument numbers for the following easements on the face of the plat: Meridian City
water, Meridian City water and sewer, ACHD Sidewalk, ACHD public turnaround, and ACHD
storm drainage.
11. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7, and as
proposed on the landscape plan. Temporary construction fencing to contain debris shall be
installed at the subdivision boundary where permanent fencing does not exist. Perimeter fencing
shall be installed on the east side prior to release of building permits for this subdivision.
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12. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
13. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-11.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
14. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, final plat recorded and road
base shall be approved prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-SC-1.
5. The applicant will be required to remove all sewer and water stubs along N Penngrove Way that
will not be utilized. These stubs will need to be abandoned to the main in accordance with City of
Meridian standards. Any easements covering said utilities will also need to be vacated by the
applicant prior to receiving City engineer signature.
6. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
7. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11"map with bearings and
Bridgetower Crossing Subdivision No. 15 FP.doc PAGE 3
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
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.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
10. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
11. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
12. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
13. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
14. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
15. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
16. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation
17. The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or the ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required before
a certificate of occupancy is issued for any structures within the project.
18. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
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