HomeMy WebLinkAboutQuenzer Commons Subdivision No. 9 FP-05-026
BEFORE THE MERIDIAN CITY COUNCIL
C/C May 3,2005
IN THE MATTER OF THE
APPLICATION OF BRIGHTON
INVESTMENTS, LLC FOR FINAL
PLAT APPROVAL FOR 49 SINGLE-
F AMIL Y - RESIDENTIAL
BUILDING LOTS AND 2 COMMON
LOTS ON 9.71 ACRES IN AN R-8
ZONE LOCATED WEST OF
NORTH LOCUST GROVE ROAD
AND NORTH OF EAST USTICK
ROAD IN THE SE \4 AND THE SW
\4 OF THE NE \4 OF T. 4N., R. IE.,
SECTION 31.
CASE NO. FP-05-026
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on May 3, 2005, and the Council finding that the Administrative
Review is complete from Sonya Allen, Assistant City Planner for the Planning and Zoning
Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: May 3,2005, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1.
The Final Plat of"PLA T SHOWING QUENZER COMMONS SUBDIVISION NO.
9 LOCATED IN THE SE \4 AND THE SW \4 OF THE NE \4 OF T. 4N., R. IE.,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUENZER COMMONS SUBDIVISION NO.9 / (FP-O5-026)
Page 1 of6
SECTION 31, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005,
HANDWRITTEN DATE: 04/05/05, SHEET I OF 4, ENGINEERING
NORTHWEST, LLC", BRIGHTON INVESTMENTS, LLC, Developer, is
Conditionally Approved subject to those conditions of Staff comments as set forth in
the Memorandum to the Mayor and City Council from Sonya Allen, Assistant City
Planner for the Planning and Zoning Department and Michael Cole, Development
Services Coordinator for the Public Works Department, daÚ:d: Hearing Date: May 3,
2005,
listing 14 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 14
GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto
marked Exhibit "A", and consisting of 5 pages, and by this reference incorporated
herein, and the additional requirements from the action of the Council taken at their
May 3, 2005 meeting as follows, to-wit:
1.1
Adopt the action of the City Council taken at their
May 3, 2005 meeting, and specifically pertaining to
the Staff Report, under Conditions of Approval,
number 8, number 9, number 10, and number 12, and
adding a new condition number 15, such that they
now read as follows:
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, I,300foot long, 20-footwide 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUENZER COMMONS SUBDIVISION NO.9 / (FP-O5-026)
Page 2 of 6
9.
10.
12.
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,
or other documentation satisfactorv to the
Public Works Department and the Planninf! &
Zoninf! Department.
Applicant shall provide evidence that the
existing 20-foot wide sanitary sewer easement
has been vacated or never recorded.
Graphically depict a 1 ~ feet ,:.'iàe Public
Utilities, Drainage and Irrigation easement on
the North property line of Lot 8, Block II; Lot
7, Block 28; and Lot 6, Block 27 and
adeQuatelv provide access to irrigation
facilities. The e¡¡tF¡¡ wiàth is aeeeasary te
aeeeHlffieàate afI irrigatiea fH!tia.
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. If this ditch to the north of the
subdivision must remain open for continued
agricultural use: then this reQuirement would
be waived.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUENZER COMMONS SUBDIVISION NO.9 / (FP-O5-O26)
Page 3 of 6
15.
The applicant shall construct a common drive
that is 24 feet wide to serve Lots 4, 5, 6, 8, and
9, Block 13. The common drive shall be
located on a common lot that is a minimum of
24 feet wide and a maximum of 30 feet wide.
1.2
Adopt the Recommendation of the Central District
Health Department as follows:
The Central District Health requires after written
approval from the appropriate entities are submitted,
they can approve this proposal for central sewage and
central water; that plans must be submitted to and
approved by the Idaho Department of Health and
Welfare, Division of Enviromnental Quality for
central sewage and central water; that run-off is not to
create a mosquito breeding problem; and it is
suggested that the stormwater be pretreated through a
grassy swale prior to discharge to the subsurface to
prevent impact to groundwater and surface water
quality; that engineers and architects should obtain
current best management practices for stormwater
disposal and design a stormwater management system
that is preventing groundwater and surface water
degradation. Manuals for guidance:
1.
State of Idaho Catalog of Stormwater Best
Management Practices for Idaho Cities and
Counties. Prepared by the Idaho Division of
Enviromnental Quality, July 1997.
2.
Stormwater Best Management Practices
Guidebook. Prepared by City of Boise Public
Works Department, May 2000.
2.
The final plat upon which there is contained the Certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's requirements shall
be signed only at such time as:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUENZER COMMONS SUBDIVISION NO.9 / (FP-05-026)
Page 4 of 6
1.
The Plat dimensions are approved by the City Engineer; and
2.
The City Engineer has verified that all off-site improvements are completed
and/or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant isherebynotitied thatpursuantto Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the City
Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A
request for a regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest
in real property which maybe adversely affected by this decision may, within twenty-eight (28) days
after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the 3 rd
day
of
./la-"
,
,2005.
~~
armn ae eerd
Mayor, lty of Meridian
Attest:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUENZER COMMONS SUBDIVISION NO.9 / (FP-O5-026)
Page 5 of 6
Copy served upon Applicant, the Plannin
City Attorney.
By:,j<U1tiV\::A ~
City Clerk's Office
Dated:
16-tõ-O6
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUENZER COMMONS SUBDIVISION NO.9 / (FP-05-026)
Page6of6
MAYOR
Tammy de Weerd
j
olfori di!C \
IDAHO ~,
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500' Fax (208)898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
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 JII.
Michael Cole, Development Services Coordinator rv\ c..
From:
Re:
Quenzer Commons Subdivision No.9
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 ofland 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.IE.
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 PermitIPlanned Development was approved for this subdivision which
allowed for reductions to the minimum requirements for the following: setbacks (front, from 20'
to 10' for alley lots & 15' for living area; rear, from 15' to 15' and 5' if side entry garage; side,
from 5' per story to 5' with no additional setback per story; and street side, from 20' to 10' for
alley lots & 15' for standard lots), landscape buffer (from 20' to 15' between office & single-
FP-O5-026
Exhibit "A"
Quenzer Commons Sub9 FP.doc
Mayor & City Council
Hearing Date: May 3, 2005
Page 2
family residential), lot size (from 6,500 s.f. to 3,520 s.f. for alley-loaded units & 5,500 s.f. for
standard lots), lot frontage (from 65' to 32' for alley-loaded lots & 50' for standard lots), and
house size (from 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 feet.
Staff recommends approval of the [mal plat with the comments and conditions stated in this
report.
SITE SPECIFIC COMMENTS / FINAL PLAT
1.
Applicant shaH meet all terms of the approved Preliminary Plats (PP-02-007 & PP-05-
005), Conditional Use PermitIPlanned 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 contaimnent planlletter 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
assessrnents 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 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.
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 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
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.
FP-O5-026 Exhibit "A"
Quenzer Commons Sub9 FP.doc
Mayor & City Council
Hearing Date: May 3, 2005
Page 3
6.
7.
9.
Submit three (3) copies of the sheet of the landscape plan that contains the plant schedule.
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, I,300 foot long. 20-foot 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.
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.
12.
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 fioal plat signature.
13.
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 Quenzer Commons
Neighborhood Association."
14.
Staffs 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.
FP-O5-026
Exhibit "A"
Quenzer Commons Sub9 FP.doc
12.
Mayor & City Council
Hearing Date: May 3, 2005
Page 4
GENERAL REOUIREMENTS
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.
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 Enviromnental 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 11 0% 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 ofthe 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 from 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.
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
FP-O5-026
Exhibit "A"
Quenzer Commons Sub9 FP.doc
Mayor & City Council
Hearing Date: May 3, 2005
Page 5
completed by Idaho Power Company. The street light contractor shall obtain design and
permit from 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.
FP-OS-026
Exhibit "A"
Quenzer Commons Sub9 FP.doc