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HomeMy WebLinkAboutHeritage Commons FP Ord ApprBEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE ) APPLICATION OF BRIGHTON ) CORPORATION, FOR A FINAL ) PLAT FOR HERITAGE ) COMMONS SUBDIVISION, IN ) AN R-8 ZONE, LOCATED ) WEST OF NORTH LOCUST ) GROVE ROAD, SOUTH OF ) EAST McMILLAN ROAD, ) MERIDIAN, IDAHO ) C/C 07/16/02 CASE NO. FP-02-014 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 July 16, 2002, and the Council finding that the Administrative Review is complete which has included certain comments and conditions as stated in a letter to the Mayor and Council from Brad Hawkins-Clark Planner for the Planning and Zoning Department, and Bruce Freckleton, Engineering Technician III, listing 9 General Requirements and 28 Site Specific Requirements, which are herein found fair and reasonable, and that Shari Stiles, Planning and Zoning Administrator, John Wardle, and David Turnbull, commented at the hearing, 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 "SITE PLAN LAYOUT, HERITAGE COMMONS, JOB NO. 01-045-01, SHEET NO. 1, ENGINEERING NORTHWEST, LLC, J:\HERITAGE COMMONS 1 0104500\DRAWINGS~HERITAGE SITEPLAN. dwg 7/16/2002", Brighton Corporation, Developer, is Conditionally Approved ORDER OF CONDITIONAL APPROVAL OF F1NAL PLAT FOR HERITAGE COMMONS SUBDIVISION / (FP-02-014) - 1 subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from Bruce Freckleton, Engineering Technician III, and Brad Hawkins-Clark Planner for the Planning and Zoning Department, dated July 11, 2002, listing 9 General Requirements and 28 Site Specific Requirements, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of five pages, and by this reference incorporated herein, with the additional requirements as follows, to-wit: 1.1 At the Council's July 16, 2002 meeting action was taken to amend staff comments to Site Specific numbers 6, 7, 8, 12, and 13 and General Requirements 3, as follows: SITE SPECIFIC REQUIREMENTS 6. Deleted. 7. Deleted. 8. Deleted. 12. Applicant shall work with City Staff to devise a plan to contain construction debris. Said plan shall be implemented per staff approval prior to the issuance of any building permits. 13. The Planting Plan (Sheets L-1.1 thru 1.4, dated 6/5/02 by Jensen Belts) is approved as submitted. All landscaping must be installed prior to the issuance of a Certificate of Occupancy for any building within the subdivision. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the Final Plat. In the event of weather restriction, the applicant shall be allowed to bond for all required common area improvements, including landscaping, the community center and gazebo, prior to ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HERITAGE COMMONS SUBDIVISION / (FP-02-014) 1.2 final occupancy of any unit. In any case, improvements shall be made as weather permits. 18. The public record needs to be corrected to show that page 1 of the Final Plat Application (item #5) that the net density for Quenzer Commons No. 1 aka Heritage Commons is 5.83 d.u. / acre. GENERAL REQUIREMENTS: o Two-hundred-fifty- and 100-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 quanity are determined after power designs are completed by Idaho Power Company. Street light contractor to obtain design and permit from the Public Works Department prior commencing installations. Applicant is allowed the ability to install some historic streetlight fixtures. If historic streetlights are installed, a Streetlight Agreement shall be entered into with the City of Meridian. The Meridian Fire Department requires the following: One and two family dwellings shall require a fire-flow of 1,000 gallons per minute be available for a duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. o Acceptance of the water supply for fire protection shall be by the Meridian Water Department. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. o All radii shall be 28' inside and 48' outside radius for all internal roads. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HERITAGE COMMONS SUBDIVISION / (FP-02-014) -3 o Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. The roadways shall be built to Ada County Highway Standards with a minimum clear street width of 20'. o The phasing plan may require that any roadways greater than 150' in length that is not provided with an outlet shall be required to have a turn around. The Meridian would support the strict application of the Uniform Building Code for sideyard setbacks in Blocks 6,7,8,9 with no variance. This would limit the potential fire spread from building to building in those blocks. 10. The alleys in Blocks 7,8,11,12 have signed on each end stating "Fire Lane No Parking". 1.3 The Water Department makes notation that the City can provide water service to the project via a 12' main in North Locust Grove. 1.4 The Central District Health Department 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 Environmental Quality for central sewage and central water; that mn-off is not to create a mosquito breeding problem; and it is suggested that 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: 1.4.1 State of Idaho Catalog Of Stormwater Best Management Practices For Idaho Cities And Counties. Prepared by the Idaho Division Of Environmental Quality, July 1997. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HERITAGE COMMONS SUBDIVISION / (FP-02-014) -4 1.4.2 Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. 1.5 The Settler's Irrigation District notes that the Perkins Nourse Lateral carries drainage water through Heritage Commons Subdivision which will reach flows of 680 Miner's inches. A 30' easement is required, which the District shall prepare and record after execution. No construction is to take place until the agreement is in place. 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: 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. By action of the City Council at its regular meeti~d on July 16, 2002. R~)B'ERT D. CORRIE Mayor, City of Meridian Copy served upon Applicant, the Planning and Zoning Department, Public Works Department, and City Attomey. ~ '/' By / . Dated: Ci~ Clerk ~ Z:XWork~Mefidian~efidian 15360~Hefitage Colons Sub FP-02-014XOrderFP.doc ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HERITAGE COMMONS SUBDIVISION / (FP-02-014) -5 MAYOR Rob~ D. Corrie CITY COUNCIL IVIElvIBERS William DM. Nary. Keith Bird Tammy deWeerd Cherie McCandless HUB OF TREASURE ~4LLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 8884433- FA.X (208) 887-4813 City Cl~rk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 288-2499 · Fax 288-2501 PUBLIC WORKS BU[LDING DEPARTMENT (208) 887-2211 · Fax 887-1297 PLANNTNO AND ZONING DEPARTMENT (208) 884-5533 · FAX 888-6854 MEMORANDUM: To: FrOm: Re: Mayor & City Council Bruce Freckleton, Engineering Tech III Brad Hawkins-Clark, Planner CITY OF MERIDIAN CITY C' ~RI<' ~~ Request for a Final Plat Approval of Quenzer Commons Subdivision No. 1 - 82 Building Lots and 6 Other Lots on 24.21 Acres in an R-8 Zone (with PD) by Brighton Corporation (File# FP-02-O14) We have reviewed this submittal and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION This is the first of five (5) proposed phases of Heritage/Quenzer Commons Subdivision and Planned Development, located on the south side of the half mile line between Ustiek and McMillan Roads on the west side of N. Locust Grove Road..It encompasses the more centrally located lots within the development, including the two main open space lots featuring the gazebo and community center. It proposes to plat one of the two primary ingress/egress public streets that access N. Locust Grove Road, specifically the southern street named E. Heritage Park Street. Twenty-two (22) of the proposed 82 single-family lots are alley-loaded lots. The property is located in an area that was designated as Single-Family Residential in the 1993 Comprehensive Plan (the Plan under which the application was reviewed and approved). The gross density of Phase No. 1 is 3.39 dwelling units/acre. The zoning designation of the property is R-8. The approved Planned Development allows for reductions in the development's minimum lot and house standards. Frontages for the proposed building lots range from 32 feet to 88 feet. Lot depths range f~om approximately 100 feet to 120 feet. The minimum house size for the carriage lane homes is 1,101 s.f. and the minimum house size for the conventional homes is 1,301 s.f. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved prelim~ary plat, conditional use permit and development agreement. 21 If the pressurized irrigation system within this development is to remain a private homeowners association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. Applicant has FP-02-014 Heritage-Queuzet Commons Sub No.I Mayor and Council July 11, 2002 Page 2 indicated the Creason Lateral will be used as the primary source, with Five Mile Creek providing the backup source of water. 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 shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the mount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. The Ada County Street Name list submitted with the application incorrectly shows "N. Linder Road" as an existing street. This must be corrected to show "N. Locust Grove Road" as the existing arterial street name. Add the "Street" designation to E. Heritage Park per the requirements of the Street Name Committee. To comply with Condition #5 (pg. 4) of the Findings of Fact and ConClusions of Law for the Preliminary Plat, the Applicant shall modify Lot 1, Block 4 of the Final Plat to show a minimum 20-foot wide private ingress/egress easement for a single residence, in alignment with the'proposed driveway on the north side of E. Heritage Park (as approved with the CUP/PD application). To comply with the opprovod Preliminary Plat, the a_pplic~,m shell modify the Final Plvt to show 20-foot wide alleyway3 acrving Blocks 6 9, not the 16-.foot wide alley widths currently To comvly with thc approved Preliminary Plet~ the Applicv,~t shell modify the frontage length of Lot 3, Block 17 to rcflc ' ' -7'F- a 6l Lot frontage on the Preliminary Plat instead of .tho proposed 60 foot frontage and eliminate either Lot 1 or 2, Block 17. To comply with tho appf'oved PrcE ainary Plat, the Applic~at -h~!l tvodi£y the fi,,,~tage lengths ofLt, t~ 3 and 4, BI~,A 11 t~o ,,~flcct thc apvrovcd 82 aad 75,fr, ot ~ontagcs, respectively, as on tho Preliminary Plat, instead ot: the },i-oposed 60-foot £~,atagcs; AiJl~li,~astt ~hall also ¢lhuh~ate Lot 5, Block 11 to eonS'mm with thc Ixcclinfi,i~-y Plat. Sanitary sewer service to this site shall be via extensions from existing mains installed adjacent to the proposed subdivision, and from the new White Drain Trunk Sewer. Water service to this site shall be via extensions from existing mains installed adjacent to the proposed subdivision. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of the centerline. 10. The soils investigation report submitted with the application indicates that groundwater was encountered at some fairly shallow depths within the project site. Design engineer to provide a statement of compliance, prior to the approval of development plans, that certifies that the FP-02-O14 H,~'itago-Qu~nzor Commons Sub No. I Mayor and Council July 11, 2002 Page 3 centerline finish grade of the streets, public or private, is at least three feet above the established normal ground water elevation. This is an effort to ensure that the building footings are at least one foot above the high groundwater. 11. The proposed 6-foot wood fence adjacent to the east boundary of Block 4 and the south side of Lot 1, Block 4 is approved as proposed, with the following two (2) exceptions: a) Staff recommends the fence be constructed along the full 650 foot east boundary of the subdivision rather than only the 228 feet adjacent to Phase 1; and b) A minimum 25-foot wide opening shall be provided in the fence on the south side of Lot 1, Block 4 to accommodate the required private drive easement to the Donahue parcel. All fencing must be in place prior to the issuance of any building permits. 12. Whcro p¢;lmmettt peah~et~r f~,ch~g is }~t con~tmptcch App~cmnt shall h~ a t~mpor~ fen~ ~o~d tho Fo,~oter of ~o entke mMivision to cont~ ~1 con~ction deb~q ga~ fence s~l ~ h~ vl~e wi~r to ~c i~r--- of-%- buildBg pc~. ~ ~ec ~e ~c~ o[ 13. The P~t~g P~ (Sheets L-I.1 ~ 1.4, d~ed 6/5/02 by Jerneh Belts) ~ approved as sub~Re~ ~th the fo~owhag two ~ditions, wheh ~a~ ~ subdued prior m City sight on the F~ Plat: ~,) qubmit en 8dditio,,,1 sheet eht~win8 the required Locust Grove Road street buffer .land~,~ap;ng (see Condition #13, pg. 5~ of Preliminary Plat Find~ng~ of Fact and Conelu$iol~ ~,fLaw). S~,t .n~t 1,,, e,,2b_'~!tted prior to City signature on thc Final Plat. b) In accordancc with Ordinancc 12-13 10 9, submit details of the latds,~aloiug required with;,' thc uaimprovcd Locust Grove right of way adjacent to the developmcnt. 14. All landscaping must be installed prior to the issuance of a Certificate of Occupancy for any building within the subdivision. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., ~fior to signamre on the Final Plat. ~ i~-~ ~x''~ ~r'r.L~C O-~ ~~L~'Dru~ ~i'~pl~r'OVa~ 0-6 The special building setbacks approved for Heritage Commons Planned Development/CUP shall be added to the face of the Final Plat, as per page 2 of the application form. ¸15. Add a new note stating the minimum residential house size for the carriage lane/alley-loaded lots is 1,101 s.f. and the minimum house size for all other lots is 1,301 s.f. Specifically cite the lot and block numbers for all carriage lane/alley-loaded lots with square footages below 1,301. 16. Add a new note stating all existing agricultural uses adjacent to the subdivision shall be protected and the plat is subject to the Right to Farm Act Idaho Code 22'4503. 17. Add a new note stating there is a Development Agreement in effect for this subdivision. Include the recording, instrument number of the agreement. FP-02 -0 ! 4 Heritago-Quonzer Commons Sub No. ! Mayor and Council July 11, 2002 Page 4 18. The public record needs to be corrected to show that page 1 of the Final Plat Application (item #5) incorrectly zhows thc ncr domity at 3.:39 d. ~. This is thc correct grozz density figurc but th ' , '::3' Eg-,n~ ',,,-ill !~: ?_".ghat. Applicant sl.c, uld :mb.nit th~ ,,,,,.,~ct figure, subtracth~g ~th¢ public ,ight c,f way ~d common lot squaro footagos. 19. Complete the Certificate of Owners and accompanying Ackriowledgmem. 20. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreemem does not relieve Applicant of responsibility for compliance. 21. 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. 22. Clarify plat note 10. As written, it doesn't specify where the easemem is located. 23. The bearings and/or distances along the east side of lots 3-5, block 12, and the 9.45' right-of- way segment don't match the corresponding calls, and there is a missing call in the legal description of the Certificate of Owners. Please make the necessary corrections. 24. Add "Data of Record" information to the face of the plat. 25. Add missing distance dimension to the short segment of N. Heritage View Avenue that is adjacent to the south boundary. 26. Graphically depict 5-foot wide Public Utilities, Drainage, and Irrigation easements along the north sides of lot 6, block 3, lot 5, block 11, and the south sides of lot 5, block 4, and lot 5, block 10, as these will be side yards in future phases. 27. Provide a blow-up detail of the property pin configuration on the east end of lot 1, block 4. 28. Design drainage areas to ensure that water is retained only during 25-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. GENERAL REQUIREMENTS 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, with written confirmation of said approval submitted to the Public Works Department. FP-02-014 Heritage-Quenzer Commons Sub No. I i ;i' i Mayor and Council July 11, 2002 · ~i:~:~,::.: Page 5 2. Any eXisting domestic wells and/or septic systems within this project will hax;e to be removed fi: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. Two-hundred-fifty- and 100-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. Street light contractor to obtain design and permit from the Pu~blic Works Department prior commencing installations.~ ~5 poc~ ~)c-d~ ~d~;~~,Jc.)~c[~ ~o[~cOu, 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. o o Submit "Final" letter fi:om the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to eonforr~ Sewer and water mains shall be extended to and through the proposed development. e 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. 8. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K, except where the four-foot detached sidewalks have been. otherwise approved through the Planned Development. Sidewalks are to provide a clear five-foot-wide walkway pathway without encroachment of mailbox structures. FP-02 -0 ! 4 Heritage-Quenzer Commons Sub No. !