HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
C/lfe;; di;n-
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 Fax (208)898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 FAX 888-6854
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shauo Wardle
Charles M. Rountree
STAFF REPORT:
Hearing Date: March 15, 2005
Re:
Mayor and City Council
Sonya Allen, Assistant City Planner ¿If
Bruce Freckleton, Development Services Manager ~
Quenzer Commons Subdivision No.8
RECEIVED
MAR 1 u 2005
To:
From:
City Of Meridian
City Clerk Office
Final Plat approval of Two (2) Building Lots on 2044 Acres in a proposed C-N
Zone (currently R-8 zone), by Brighton Development, Inc. (File No. FP-O5-015).
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 2 building lots
on 2044 acres ofland for Quenzer Commons Subdivision No.8. The zoning designation for the
proposed subdivision is R-8 (Medium Density Residential) and was approved for commercial
use as part of the 20% land use exception approved with the conditional use permit/planned
development. A rezone application is currently in process that would change the zoning
designation to C-N (Neighborhood Commercial) for the commercial portion of the development
if approved.
Quenzer Commons Subdivision No.8 is located on the west side of N.. Locust Grove Road,
approximately Y, mile north ofE. Ustick Road, in the SE \4 of Section 31, TAN., R.lE.
This subdivision was preliminary platted under the name of Heritage Commons Subdivision. The
submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of the final plat with the comments and conditions stated in this
report.
SITE SPECIFIC COMMENTS / FINAL PLAT
FP-O5-015
Quenzer Commons Sub8 FP.doc
Mayor & City Council
Hearing Date: March 15,2005
Page 2
1.
Applicant shall meet all terms of the approved Preliminary Plat (PP-02-007), Conditional
Use Permit/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
preliminary plat application.
3.
Street buffer landscaping along N. Locust Grove Road was installed with Quenzer
Commons Subdivision phase. 3.
4.
The pressurized irrigation system within this development is to be owned and maintained
by the 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, a single-point connection 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 irrigation 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 areas prior to signature on the final plat by the
Meridian City Engineer.
5.
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.
6.
Sanitary sewer and municipal water services to this site shall be via extensions ITom
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.
7.
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.
8.
Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 100-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
FP-O5-015 Quenzer Commons Sub8 FP.doc
Mayor & City Council
Hearing Date: March 15, 2005
Page 3
9.
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results offield studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation.
Complete the Certificate of Owners and its accompanying Acknowledgement.
10.
Applicant shall comply with the item #8 of the Findings of Fact and Conclusions of Law
and Order of Conditional Approval of the preliminary plat, which reads: There is an
existing. 1.300 foot long, 20-/00t wide ingress-egress easement adjacent to the north
boundary which provides Locust Grove Access for the two Crestwood Subdivision lots
and the unplatted parcel. The easement appears to lie entirely within the Heritage
commons boundary. The applicant shall submit evidence that the easement of record
permits the applicant to dedicate a public road over the top of said easement without
vacating the easement and without obtaining consent of the beneficiaries of the easement.
11.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
12.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
13.
Please add or revise the following plat notes on the piat dated 2/14/05:
(10.)
Add a note pertaining to the Right to Farm Act.
14.
Staff's failure to cite specific ordinance provisions, or terms of the approved preliminary
plat, conditional use permit or development agreement does not relieve the Applicant of
responsibility for compliance.
GENERAL REOUIREMENTS
2.
1.
Any tree over 4" in caliper that is removed ITom 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.
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
association approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature
FP-O5-0I5
Quenzer Commons Sub8 FP.doc
Mayor & City Council
Hearing Date: March 15, 2005
Page 4
3.
Any existing domestic wells and/or septic systems within this project will have to be
removed ITom 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.
4.
Two-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 ITom
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.
6.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
7.
Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
Staff recommends approval ofthe final plat with the above stated comments and conditions.
FP-O5-015
Quenzer Commons Sub8 FP.doc
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