HomeMy WebLinkAboutStaff Comments
CITY COUNCIL MEMBERS
Keith Bird
Christine DOImell
ShaUll Wardle
Charles M. Rountree
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IDAHO
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MAYOR
Tammy de Weer<!
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. Fax (208)898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
STAFF REPORT:
Hearing Date: March 3, 2005
To:
Mayor and City Council
Sonya Allen, Assistant City Planner JIl
Michael Cole, Development Services Coordinator fY\ c..
RECEIVED
APR 2 B 2005
From:
Re:
Quenzer Commons Subdivision No.9
City Of Meridian
City Clerk Office
Final Plat approval of Forty-nine (49) Single-family Residential Building Lots
and Three (3) Common Lots on 9.71 Acres in an R-8 Zone by Brighton
Investments, LLC (File No. FP-O5-026).
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 Investments, LLC, has applied for Final Plat approval of 49 single-
family residential building lots and 3 common lots on 9.71 acres of land for Quenzer Commons
Subdivision No.9. The zoning designation for the proposed subdivision is R-8 (Medium Density
Residential). The proposed gross density of the subdivision is 5.04 dwelling units per acre. The
proposed net density is 6.99 dwelling units per acre.
Quenzer Commons Subdivision No.9 is located west ofN. Locust Grove Road, approximately
Y2 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. A
revised preliminary plat was also approved for this subdivision which included a reconfiguration
of some lots in this phase. The submitted final plat substantially complies with the approved
preliminary plat.
A Conditional Use Permit/Planned Development was approved for this subdivision which
allowed for reductions to the minimum requirements for the following: setbacks (front, tì-om 20'
to 10' for alley lots & IS' for living area; rear, tì-om IS' to 15' and 5' if side entry garage; side,
tì-om 5' per story to 5' with no additional setback per story; and street side, tì-om 20' to 10' for
alley lots & 15' for standard lots), landscape buffer (tì-om 20' to 15' between office & single-
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Mayor & City Council
Hearing Date: May 3, 2005
Page 2
family residential), lot size (tì-om 6,500 s.f. to 3,520 s.f. for alley-loaded units & 5,500 s.f. for
standard lots), lot tì-ontage (tì-om 65' to 32' for alley-loaded lots & 50' for standard lots), and
house size (tì-om 1,301 s.f. to 1,101 s.f. for up to 10% of the lots). One block length was also
allowed to exceed the maximum length of 1,000 fee!.
Staff recommends approval of the final plat with the comments and conditions stated in this
report.
SITE SPECIFIC COMMENTS / FINAL PLAT
1.
Applicant shall meet all terms of the approved Preliminary Plats (PP-02-007 & PP-05-
005), Conditional Use Permit/Planned Development (CUP-02-007), and Development
Agreement (Ins!. 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.
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.
4.
Sanitary sewer and municipal water services to this site shall be via extensions tì-om
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.
5.
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 1O0-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
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field 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.
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12.
13.
14.
Mayor & City Council
Hearing Date: May 3, 2005
Page 3
6.
Submit three (3) copies of the sheet of the landscape plan that contains the plant schedule.
7.
Complete the Certificate of Owners and its accompanying Acknowledgement.
8.
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, 201'00t 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.
9.
Applicant shall provide evidence that the existing 20-foot wide sanitary sewer easement
has been vacated.
10.
Graphically depict a 14-foot wide Public Utilities, Drainage and Irrigation easement on
the North property line of Lot 8, Block 11; Lot 7, Block 28; and Lot 6, Block 27. The
extra width is necessary to accommodate an irrigation main.
11.
Graphically depict a 10-foot wide Public Utilities, Drainage and Irrigation easement on
the North property line of Lot 7, Block 29, and Lot 7, Block 30. The extra width is
necessary to accommodate an irrigation main.
There is an existing irrigation ditch adjacent and contiguous to this development on the
North boundary. 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.
Please add or revise the following notes on the plat dated 4/5/05:
(4.)
Revise note to read: "Lots 7 and 10. Block 13 and Lot 12. Block 3 are designated
as common area lots to be owned and maintained bv the Ouenzer Commons
Neighborhood Association."
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.
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Mayor & City Council
Hearing Date: May 3,2005
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GENERAL REOUIREMENTS
1.
Any tree over 4" in caliper that is removed tì-om 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.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
3.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
4.
Street signs are to be in place, water system shall be approved and activated, fencing shall
be installed, drainage lots constructed, road base shall be approved by the Ada County
Highway District, and the Final Plat for this subdivision shall be recorded, prior to
applying for building permits.
5.
A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
6.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
7.
All grading of the site shall be performed in conformance with MCC 11-12-3H.
8.
Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
9.
Applicant's engineer shall 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.
10.
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.
11.
Any existing domestic wells and/or septic systems within this project will have to be
removed tì-om 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.
12.
Two-hundred-fifty and One hundred watt, high-pressure sodium streetlights shall 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
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Mayor & City Council
Hearing Date: May 3,2005
Page 5
completed by Idaho Power Company. The street light contractor shall obtain design and
permit tì-om the Public Works Department prior commencing installations.
13.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
14.
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.
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