HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
' William L.M. Nary
Shaun Wardle
Charles M. Rountree
STAFF REPORT:
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tl IDAHO
To: Mayor and City Council
From: Sonya Allen, Assistant City Planner ~~
John Boyd, Engineering Tech. II Q
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Re: Quenzer Commons Subdivision No. 7
LEGAL DEPARTMENT
(208)466-9272 Fax 486-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 ~ Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ~ FAx 888-6854
Hearing Date: July 13, 2004
RE~EI~TED
JUL 0 92004
City Of D'leridian
City Clerk Office
Final Plat approval of Eighteen (18) Single-Family Residential Building Lots and
One (1) Common Lot on 4.6 Acres in an R-8 Zone, by Brighton Development,
Inc. (File No. FP-04-041).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Brighton Development, Inc., has applied for Final Plat approval of 18 single-
family residential building lots and 1 common lot on 4.6 acres of land for Quenzer Commons
Subdivision No. 7. The zoning designation for the proposed subdivision is R-8 (Medium Density
Residential). This phase of the subdivision will have a gross density of 3.9 d.u./acre and a net
density of 5.1 d.u./acre.
Quenzer Commons Subdivision No. 7 is located on the west side of N. Locust Grove Road,
approximately'/ mile north of E. Ustick Road, in the S '/a of Section 31, T.4N., R.1 E.
The common azea lot within the subdivision consists of a pathway lot. The pressurized irrigation
system within this development is to be owned and maintained by the Homeowners Association.
A Conditional Use Permit (Planned Development) was approved for this subdivision that
allowed fora 20% land use exception (office/commercial uses) and reductions to the minimum
requirements for lot size, street frontage, setbacks, house size, and common driveways.
The submitted final plat substantially complies with the approved preliminary plat. Staff
recommends approval of the fmal plat with the comments and conditions stated in this report.
FP-04-041 Quenzer Commons Sub? FP.doc
Mayor & City Council
Hearing Date: July 13, 2004
Page 2
SITE SPECIFIC COMMENTS /FINAL PLAT
1. Applicant shall meet all terms of the approved Preliminary Plat (PP-02-007), Planned
Development (CUP-02-007), and Development Agreement (Inst. No.102078396).
2. Temporary construction fencing is not required along the boundaries of this phase. The
applicant submitted a construction debris containment plan/letter as part of the
preliminazy plat application.
3. The pressurized irrigation system within this development is to be owned and maintained
by the Home Owner's Association. The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water. If a creek or well source
is not available, asingle-point connecfion to the culinary water system shall be required.
Plans and specifications for the irrigation system shall be reviewed by the Public Works
Department as part of the development plan review process, and a draft copy of the
pressurized irrigafion system O&M manual must be submitted prior to plan approval. If a
single-point connection is utilized, the developer shall be responsible for the payment of
assessments for the irrigable common aeeas prior to signature on the final plat by the
Meridian City Engineer.
4. 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, including perimeter fencing, irrigation, and
landscaping 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, amenities, sanitary sewer, water, etc., prior to
signature on the final plat.
5. Sanitary sewer and municipal water services to this site shall be via extensions from
existing mains. Applicant will be responsible to construct the sewer and water mains to
and through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
6. 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.
7. Any drainage areas (detention/retention basins) must be designed to ensure that water
will percolate or dischazge within a period of time not to exceed 24 hours for all storms
up to and including a 100-yeaz storm event.
8. Applicant shall submit a FINAL street name approval letter from the Ada County Street
Name Committee prior to signature on the final plat by the Meridian City Engineer.
FP-04-041 Quenzer Commons Sub? FP.doc
Mayor & City Council
Hearing Date: July 13, 2004
Page 3
9. Please depict the street width dimensions on E. Vestige Drive.
10. Revise the plat to add a temporary vehicle turn around at the north stub of N. Legacy
Woods Avenue per Preliminary Plat Finding #9, page 5.
11. Please add or revise the following plat notes:
a. Add note: "The bottom elevation of house footings shall be set a minimum of 12"
above the hiehest established normal ~oundwater elevation "
b. Remove note #9 and Residential Building Setbacks chart on the face of the plat.
c. Strike the last sentence on note #10 ( ).
12. Staff s failure to cite specific ordinance provisions, or terms of the approved preliminary
plat or conditional use permit does not relieve the Applicant of responsibility for
compliance.
GENERAL REQUIREMENTS
1. 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.
2. 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 owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
associafion approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature
3. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domesfic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
4. One-hundred-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 determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
5. 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.
FP-04-041 Quenzer Commons Sub? FP.doc
Mayor & City Council
Hearing Date: July 13, 2004
Page 4
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.
7. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
FP-04-041 Quenzer Commons Sub? FP.doc