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Home My WebLink AboutStaff Comments ...: '" CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAfF REPORT '-...' STAFF REPORT: Hearing Date: May 16, 2006 Transmittal Date: May 11, 2006 ,,-,U /,'ITYIW ftß " , \../VLðridicrn -?4;; "\ \ IL).\HO1 ..~ l '{' /- ì:&!,~." ~ 'j' ~",,~'-'-~ r) ~- -""~~',.,-,,.-,~ --mi TO: Mayor and City Council Kristy Vigil, Assistant City Planner '(JI Michael Cole, Development Services Coordinator fY\ c.. FROM: SUBJECT: Quenzer Commons Subdivision No. 10 Request for Final Plat Approval of Quenzer Commons Subdivision No.1 0 Consisting of 12 Single-family Residential Building Lots and 1 Common/other Lots on 5047 Acres in an R-8 Zone by Brighton Development, Inc (File# FP-06- 020) We have reviewed this submittal and offer the following comments and 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 The applicant, Brighton Development, Inc., has applied for final plat approval of Quenzer Commons Subdivision No. 10, which consists of 12 single-family residential building lots and 1 common/other lot on 5047 acres in an R-8 zone. The gross density for this subdivision is 2.19 dwelling units per acre. The net density is 2046 dwelling units per acre. Quenzer Commons Subdivision No. 10 is located in the East 1/2 of Section 31, TAN, R.1E. The site is located north of Leigh Field Drive and west ofN. Locust Grove. This site currently contains a rural residence, and a portion of the property has been previously annexed and platted as Lot 10, Block 13 of Quenzer Commons Subdivision No.9. Staff finds that the proposed final plat substantially complies with the approved Preliminary Plat. Staff recommends approval of Quenzer Commons Subdivision No.1 0 with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-05-063), development agreement (Inst. No. 106064914), and preliminary plat (PP-05-063). 2. The applicant has indicated the pressurized irrigation system in this development is to be owned and operated by Settlers Irrigation District. Therefore, a letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. 3. 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. If a single~point connection is utilized, the developer FP-O6-020 Quenzer Conunons SublO FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. All fencing installed on the site must be in compliance with UDC 11-3A-6B and 11-3A-7. Temporary construction fencing to contain debris shall be installed around the perimeter of this phase where pennanent fencing is not proposed, prior to release of building pennits. 5. The applicant will be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 6. Sanitary sewer service to this site is being proposed via extension of mains in a previous phase. The applicant shall install sewer mains to and through this development. The applicant shall coordinate main size and routing with the Public Works Department. Cover over sanitary sewer mains shall be no less than three feet from finish grade to the top of the pipe. If cover is less than three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be used per the Meridian Public Work's Standard Specifications. 7. Water service to this site is being proposed via extension of mains in a previous phase. The applicant will be responsible to construct water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard fonus of easements, for any mains that are required to provide service. 8. The existing house that is remaining shall be required to connect to the City services. The applicant shall be required for the payment of assessments to the municipal services as well as the actual physical hook-up. 9. Remove all buildings that do not meet setbacks established in the Unified Development Code, prior to signature on the final plat by the City Engineer. 10. Include the instrument number on the face of the plat for the temporary turnaround. 11. The landscape plan, prepared by Jensen Belt Architects and dated 3/30/06, shall be revised as follows: a. Include planning and installation details as necessary to ensure conformance with all required standards. Revise landscape plan to include three additional trees within the parkway, or common area to meet UDC 11-3G.3B5 and 11- 3B7C3 requirements. b. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on thefinal plat by the City Engineer. 12. Revise or add the following note(s) on the face of the plat dated 4/6/06, prepared by Engineering Northwest, LLC., prior to signature on the final plat by the City Engineer: (10). Delete note, it is not applicable to this phase. (13). Include instrument number. (14). Include instrument number. (*). Include a note that limits the houses on Lot 16, Block 13 and Lot 6, Block 31 to single FP-O6-020 Quenzer Commons SublO FP.doc PAGE 2 ,:' CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT story construction. (*). Add a note: "This plat is subject to a development agreement recorded as instrument number of Ada County records." (*). On the face of the plat, complete the recorded instrument number for the ACHD temporary turnaround easement. 13. Complete the Certificate of Owners and accompanying acknowledgement. 14. Staff s failure to cite specific ordinance provisions or tenus of the approved annexation, development agreement, preliminary plat, or conditional use permit does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. 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 UDC 11-3A-6. 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, alternative plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 2. Street signs are to be in place, water system shall be approved and activated, fencing 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 pennits. 3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. All development improvements, including but not limited to water, sewer, fencing, micro~paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 5. A written certificate of completion shall be prepared by the landscape architect, landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The Certificate of Completion shall verify that all landscape improvements, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. 6. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. 7. 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. 8. 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. 9. Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers. FP-O6-020 Quenzer Conunons SublO FP.doc PAGE 3 .... CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 10. Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency. 11. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 12. 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. 13. Approval of the preliminary plat shall become null and void if the applicant fails to record the final plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen months, may be considered for final approval without resubmission for preliminary plat approval per UDC 11-6B- 7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Quenzer Commons Subdivision No.1 0 (FP-O6-020) with the above stated comments and conditions. FP-O6-020 Quenzer Commons Subia FP.doc PAGE 4