HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Woad
CITY COUNCII. MEMBERS
KeiW nird
William L.M. Nary
Sluwn Wardle
CLarlea M. RauNree
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(208) 888.4433 -Fax 887-481:
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211-Fax 898-955
LEGAL DEPARTMENT
(208) 466-9272 --FAX 466-04C
STAFF REPORT:
Hearing Date: June 22, 2004
To: Mayor & City Council
R
From: Sonya Allen, Assistant City Planner
John Boyd, Engineering Tech. II Q
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Re: Messina Hills Subdivision No. 2 (Revised)
f~iN i 8 2004
':_'i~. C7Meril~ar
'ity Clerk (7ff~ce
Final Plat approval of Eighty-Six (86) Single-Family Residential Building Lots
and Four (4) Common Lots on 30.64 Acres in an R-4 Zone, by Tuscany
Development, Inc. (File No. FP-04-035).
We have reviewed the above referenced submittals and offer the following comments, as
couditions 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, Tuscany Development, Inc., has applied for final plat approval of Messina Hills
Subdivision No. 2 consisting of 86 single-family residential building lots and 4 common lots on
30.64 acres of land. The zoning designation for the proposed subdivision is R-4 (I,ow Density
Residential). This subdivision will have a gross density of 2.8 d.u./acre and a net density of 3.5
d.u./acre.
The proposed Messina Hills Subdivision No. 2 is located midway between S. Locust Grove
Road and S. Eagle Road, approximately Y4 mile south of E. V story Road in the south Y2 of the
north'/2 of Section 29, T.3N., R.IE.
The original final plat for Messina Hills Subdivision No. 2 was approved by City Council on
November 18, 2003 but was never recorded. The previously approved plat consisted of 100
single-family building lots and 5 common lots on 36.66 acres and was located on both sides of
the Ridenbaugh Canal. The current submittal does not include the land located on the west side
of the canal but does include land east of the canal that was not shown on the original phase 2.
The applicant states that the reason for re-submittal is that during the construction plan approval
Mayor & City Council
Hearing Date: June 22, 2004
Page 2 of 5
process they were delayed in their plan approval with Nampa ~ Meridian Irrigation District
because of some ditch issues on the west side of the previously approved plat; therefore, they
would like to speed up the process by platting the west side of the canal at a later date.
The four common lots within the subdivision consist of landscape, homeowner pedestrian
access, and recreational lots which will be owned and maintained by the Messina Hills
Homeowners Association. The pressurized irrigation system within this development will be
owned and mairnained by the Nampa & Meridian Lrigation District.
A Conditional Use Permit (Planned Development) was approved for this subdivision. The only
reduction to the ordinance that was approved with the Planned Developmern that applies to this
phase is reduced lot frontages. A specific minimum frontage was not identified in the CUP;
however, all lots within the subdivision meet or exceed the minimum lot square footage
requirements of 5,000 square feet.
The submitted final plat substantially complies with the approved preliminary plat. A few of the
lots in Block 1 bordering the canal were re-configured; however, the number of building lots
stayed the same and common open space increased. Staff has no objection to these changes.
Staff recommends approval of the final plat for Messina Hills Subdivision No. 2 with the
commerns and conditions stated in this report.
SITE SPECIFIC COMMENTS / FIlITAL PLAT
Applicant is to meet all terms of the approved Annexation (AZ-02-005), Preliminary Plat
(PP-02-006), and Conditional Use Permit (CUP-OZ-006).
2. The applicant has indicated that the Nampa & Meridian Irrigation District will own and
maintain the pressure irrigation system within this development. 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, asingle-point connection to the municipal
water system shall be required. 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.
3. 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 Coumy 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.
FP-04-035 Messina Hills Sub2 FP Rev.doc
Mayor & City Council
Hearing Date: June 22, 2004
Page 3 of 5
4. Sanitary sewer and municipal water service 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. 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.
6. Complete the Certificate of Owners and accompanying Acknowledgment.
Please indicate the status of property (platted/unplatted) to the south of this Subdivision.
8. The landscape plan shall be revised as follows:
a. Show drainage contours on Lot 53, Block 1.
b. Revise the cobble shown in the bottom of the drainage Swale on Lot 53, Block 1
to reflect seed per MCC 12-13-14.
c. If Lot 34, Block 1 is a retention/detention Swale, please change cobble to seed as
above. Also, relocate trees from slope of pond.
d. Please revise the plan at a larger scale (i.e. less paper).
9. If Lot 34, Block 1 is designed as a water feature, applicant will be required to meet with
staff prior to signature on the final plat to discuss landscape requiremeirts associated with
the ponds. At this time the applicant is unsure whether it will be a water feature or a
drainage pond.
10. Storm drainage must be in compliance with MCC 12-13-14 Stormwater Integration.
All drainage areas (detention/retention basins) must be designed to ensure that water will
percolate or dischazge within a period of time not to exceed 24 hours for all storms up to
and including a 100-year storm event. Side slopes within drainage azeas must be less
than 3:1 for accessibility and maintenance.
11. All fencing must be in compliance with MCC 1211-10.
Temporary construction fencing to contain debris shall be installed along the boundazies
of this phase unless fencing already exists at the subdivision boundaries.
12. Revise or delete the following notes on Sheet 2 of the plat:
a. Note #3: Revise to read, "Building setbacks and dimensional standards in this
subdivision shall be incompliance with
FPA4-035 Messina Hills Sub2 FP Rev.doc
Mayor & City Council
Hearing Date: June 22, 2004
Page 4 of 5
.....7 A...... at.e 1.,...L ..F ..:.i.......ll. ..~ ~1~f F_.,s ................7 A.,.... •1... D;..l.+ ..C
Way. Title 11 and Title 12 of the Meridian City Code unless otherwise modified
by Conditional Use Permit (CUP-03-006) which allowed for reduced lot
frontages"
b. Note #8: Delete this note; it is no longer required to be shown on the plat.
c. Note #11: Revise this note to reflect Lot 53, not Lot 54 as anon-buildable lot.
Also, include Lot 61, Block 1 as anon-buildable lot.
d. Note #13: Complete the Instrument No.
e. Note #14: Complete the Instrument No.
f. Note #17: Delete this note; it is no longer required to be shown on the plat.
13. Add the interior lot dimension on the northwesterly boundary of Lot 2, Block 11.
14. Revise the side lot line easements at the north sides of Lots 2, 6 and 10, Block 6,
northeasterly side of Lot 37, Block 1 and the easterly side of Lot 4, Block 9 to show 8'
instead of 5' to allow extra width for pressure irrigation lines (5' beyond centerline of
pipe).
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. Staf>'s failure to cite specific ordinance provisions or terms of the approved annexation,
preliminary plat or conditional use permit does not relieve the Applicant of
responsibility for compliance.
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
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
2. 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 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 aze 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 from
the Public Works Department prior commencing installations.
FP-04-035 MIessina Hills SIlb2 FP Rev.doc
Mayor & City Council
Hearing Date: June 22, 2004
Page 5 of 5
4. 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.
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.
6. Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
7. 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.
STAFF RECOMMENDATIUN
Staff recommends approval of the final plat for Messina Hilis Subdivision No. 2 with the above
stated comments and conditions.
FP-04-035 Messina Hills Sub2 FP Rev.doc