HomeMy WebLinkAboutMessina Hills No. 2 FP
BEFORE THE MERIDIAN CITY COUNCIL
CIC 06/22/04
IN THE MATTER OF THE
APPLICATION OF TUSCANY
DEVELOPMENT, INC. FOR
APPROVAL FOR 86 SINGLE-
FAMILY RESIDENTIAL BUILDING
LOTS AND 4 COMMON LOTS ON
30.64 ACRES IN AN R-4 ZONE FOR
MESSINA HILLS SUBDIVISION
NO.2, LOCATED MIDWAY
BETWEEN S. LOCUST GROVE
ROAD AND S. EAGLE ROAD,
APPROXIMA TEL Y % MILE
SOUTH OF E. VICTORY ROAD IN
THE SOUTH Yz OF THE NORTH Yz
OF SECTION 29, T.3N., R.IE,
MERIDIAN, IDAHO
CASE NO. FP-04-035
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 June 22,2004, and the Council finding that the Administrative
Review is complete from Sonya Allen for the Planning and Zoning Department, and John Boyd
Engineering Technician II, dated: Hearing Date: June 22, 2004, to the Mayor and Council, and that
Anna Powell Planning Director for the Planning and Zoning Department, Kent Brown, and Brad
Watson, commented at the hearing, and the Council having considered the requirements of the
preliminary plat the Council takes the following action:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR
MESSINA HILLS SUBDIVISION NO. 21 (FP-04-035)
Page 1 of4
IT IS HEREBY ORDERED THAT:
1.
The Final Plat of "PLAT OF MESSINA HILLS SUBDIVISION NO.2, A
PORTION OF THE N Yz SECTION 29, TOWNSHIP 3 NORTH, RANGE I EAST, B.M.,
MERIDIAN, ADA COUNTY, IDAHO 2004, SHEET I OF 3, #21109. \211O9-PLT.DWG BEB
05/18/04, STAMPED MAY 20 2004, HANDWRITTEN DATE: 5120104, TUSCANY
DEVELOPMENT, INC - DEVELOPER, BRIGGS ENGINEERING, INC. - CONSULTING
ENGINEERS", Tuscany Development, Inc., Developer, is Conditionally Approved subject to
those conditions of Staff comments as set forth in the Memorandum to the Mayor and City
Council from John Boyd Engineering Technician II, and Sonya Allen for the Planning and
Zoning Department, dated: Hearing Date: June 22, 2004, listing 16 SITE SPECIFIC
COMMENTSIFINAL PLAT, and 7 GENERAL REQUIREMENTS, a true and correct copy of
which is attached hereto marked Exhibit "A", and consisting of five pages, and by reference
incorporated herein, and the additional requirements from the action of the Council taken at their
June 22, 2004 meeting as follows, to-wit:
1.1
Adopt the action of the City Council taken at their June 22, 2004 meeting
as follows:
Per the action of the City Council taken at their June 22, 2004 meeting,
and in particular to the staff report, under Site Specific CommentslFinal
Plat condition numbers 9 and 10, they shall be revised and shall read as
follows:
SITE SPECIFIC COMMENTSIFIANL PLAT
9.
If Lot 53, Block I is designed as a water feature, applicant will be
required to meet with staff prior to signature on the final plat to
discuss landscape requirements associated with the ponds. At this
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR
MESSINA HILLS SUBDIVISION NO. 21 (FP-04-035)
Page 2 of 4
time the applicant is unsure whether it will be a water feature or a
drainage pond.
10.
Lot 2, Block 11 and Lot 34, Block 1, 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 discharge within a period oftime
not to exceed 24 hours for all storms up to and including a 100-year
storm event. Side slopes within drainage areas must be less than 3: I
for accessibility and maintenance.
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:
1.
The Plat dimensions are approved by the City Engineer; and
2.
The City Engineer has verified that all off-site improvements are completed
andlor 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 is hereby notified that pursuant to 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR
MESSINA HILLS SUBDIVISION NO.2 1 (FP-04-035)
Page 3 of 4
Please take notice that this is a final action of the goveming 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 may be 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.
"..,nd
By action of the City Council at its regular meeting held on the oJ"'"
day of .JUne:..
,2004.
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney.
By: ..:iL1.¡ OLfY"Ù:liuu.rn.
City Clerk's Office
Dated: ~.~-04
Z:\WorkIM\MeridianlMeridian 15360MlMessina Hills Sub No.2 FP-04-O35\0rderFP.doc
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR
MESSINA HILLS SUBDIVISION NO.2 1 (FP-04-035)
Page 4 of 4
MAYOR
Tanuny de Weerd
olfe;;dlfIH
CITY HALL
(208) 888-4433 - Fax 887-481.
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-955
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
ShaUll Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-44C
STAFF REPORT:
Hearing Date: June 22, 2004
To:
Mayor & City Council
Sonya Allen, Assistant City Planner ¿If
John Boyd, Engineering Tech. II
726
Messina Hills Subdivision No.2 (Revised)
From:
Re:
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
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, 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 ofland. The zoning designation for the proposed subdivision is R-4 (Low Density
Residential). This subdivision will have a gross density of2.8 d.u.lacre and a net density of3.5
d.u.lacre.
The proposed Messina Hills Subdivision No.2 is located midway between S. Locust Grove
Road and S. Eagle Road, approximately \4 mile south ofE. Victory Road in the south Yz of the
north Yz of Section 29, T.3N., R.lE.
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
Exhibit "A" 1 of5
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 maintained by the Nampa & Meridian Irrigation District.
A Conditional Use Permit (Planned Development) was approved for this subdivision. The only
reduction to the ordinance that was approved with the Planned Development 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 of8,000 square feet.
The submitted final plat substantially complies with the approved preliminary plat. A few of the
lots in Block I 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
comments and conditions stated in this report.
SITE SPECIFIC COMMENTS 1 FINAL PLAT
1.
Applicant is to meet all terms of the approved Annexation (AZ-02-005), Preliminary Plat
(PP-02-006), and Conditional Use Permit (CUP-02-006).
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, a single-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 County 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.
Exhibit "A" 2 of5
Mayor & City Council
Hearing Date: June 22, 2004
Page 3 of5
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.
7.
Please indicate the status of property (platted/unplatted) to the south of this Subdivision.
8.
The landscape plan shall be revised as follows:
a.
b.
Show drainage contours on Lot 53, Block 1.
Revise the cobble shown in the bottom of the drainage swale on Lot 53, Block I
to reflect seed per MCC 12-13-14.
If Lot 34, Block I is a retention/detention swale, please change cobble to seed as
above. Also, relocate trees from slope of pond.
Please revise the plan at a larger scale (i.e. less paper).
c.
d.
9.
If Lot ~ ~ 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 requirements associated
with the ponds. At this time the applicant is unsure whether it will be a water feature or a
drainage pond. (Per action of the City Council taken at their June 22, 2004 meeting.)
10.
Lot 2. Block II and Lot 34. Block I. Storm drainage must be in compliance with MCC
12-13-14 Stormwater Integration. (Per action of the City Council taken at their June 22,
2004 meeting.)
All drainage areas (detention/retention basins) must be designed to ensure that water will
percolate or discharge 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 areas must be less
than 3:1 for accessibility and maintenance.
11.
All fencing must be in compliance with MCC 12-4-10.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists at the subdivision boundaries.
12.
Revise or delete the following notes on Sheet 2 of the plat:
Exhibit "A" 3 of5
Mayor & City Council
Hearing Date: June 22, 2004
Page 4 of 5
13.
14.
15.
16.
a.
Note #3: Revise to read, "Building setbacks and dimensional standards in this
subdivision shall be in compliance with the apl"lieaBle zeHiag reg¡,¡latieR5 ef ilie
City efMeridia:a with e!íeBfJtieR te the ffeHt yard setbaek, wfiieh sfiall be 20 f",et
lRe_ed ffem tlie baek ef side,....alk, ef 22 feet lRea5ured HeIR the Right ef
Way-. Title II and Title 12 ofthe Meridian City Code unless otherwise modified
by Conditional Use Permit (CUP-03-006) which allowed for reduced lot
frontages."
Note #8: Delete this note; it is no longer required to be shown on the plat.
Note #11: Revise this note to reflect Lot 53, not Lot 54 as a non-buildable lot.
Also, include Lot 61, Block I as a non-buildable lot.
Note #13: Complete the Instrument No.
Note #14: Complete the Instrument No.
Note #17: Delete this note; it is no longer required to be shown on the plat.
b.
c.
d.
e.
f.
Add the interior lot dimension on the northwesterly boundary of Lot 2, Block 11.
Revise the side lot line easements at the north sides of Lots 2, 6 and 10, Block 6,
northeasterly side of Lot 37, Block I 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).
Developer shall coordinate mailbox locations with the Meridian Post Office.
Staff's failure to cite specific ordinance provisions or terms ofthe approved annexation,
preliminary plat or conditional use permit does not relieve the Applicant of
responsibility for compliance.
GENERAL REOUIREMENTS
1.
2.
3.
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
Any existing domestic wells and/or septic systems within this project will have to be
removed &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 andlor fire hydrants.
Exhibit "A" 4 of 5
Mayor & City Council
Hearing Date: June 22, 2004
Page 5 of 5
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.
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.
5
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 RECOMMENDATION
Staff recommends approval of the final plat for Messina Hills Subdivision No.2 with the above
stated comments and conditions.
Exhibit "A" 5 of 5