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HomeMy WebLinkAboutStaff Comments MAYOR Tanuny de Weerd c:::lfe~;dldn PUBLIC WORKS BUlLDING DEPARTMENT (208) 898-5500 ' Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Dnnnell Shaun Wardle Charles M, Rountree IDAHO PLANNING AND ZONING DEPARTMENT (208) 884-5533 FAX 888-6854 STAFF REPORT: Hearing Date: February 22, 2005 Transmittal Date: February 17,2005 Re: Mayor and City Council Sonya Allen, Assistant City Planner JIl Jolm Boyd, Engineering Tech. II '7¿b Tuscany Lakes Subdivision No.3 REf T,",~¡;¡1D ',U To: From: 2005 Cjty L'rMeridian CIty CIerk Office Final Plat approval of Thirty (30) Single-Family Residential Building Lots and Three (3) Common Lots on 12.61 Acres in an R-4 Zone, by Tuscany Development (File No. FP-05-008), 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, has applied for final plat approval of Tuscany Lakes Subdivision No.3 consisting of 30 single-family residential building lots and 3 common lots on 12.61 acres of land. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). This subdivision will have a gross density of 2.4 d.u./acre and a net density of 2.73 d.u./acre. The proposed Tuscany Lakes Subdivision No.3 is located approximately '4 mile east oLS. Locust Grove Road and approximately \I, mile south of E. Victory Road in the south NW '4 of Section 29, T.3N., R.lE. The common lots within the subdivision consist of landscape, open space, and pedestrian pathway lots which will be owned and maintained by the Tuscany Homeowners Association. The pond within this phase is proposed as a water feature and will not contain stormwater drainage. 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 ITontages. A specific minimum ITontage was not identified in the CUP; PP-OS-OO8 Tuscany Lakes Sub3 FP,doc Mayor & City Council Hearing Date: February 22, 2005 Page 2 however, all lots within the subdivision meet or exceed the minimum lot square footage requirement of 8,000 square feet. The submitted final plat substantially complies with the previously approved preliminary plats for this subdivision. Staff recommends approval of the final plat for Tuscany Lakes Subdivision No.3 with the comments and conditions stated in this report. SPECIAL CONSIDERATION FOR CITY COUNCIL Staff is concerned that the 2: 1 slope of the ponds as shown on the landscape plan may pose too steep of a slope for a child to climb out of if they fell in. As these ponds are proposed as a water feature, they will contain a permanent water level year around. Council should determine ifthere should be a requirement for a more gradual slope placed on these ponds. SITE SPECIFIC COMMENTS / 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 shall install aerators in the ponds on Lot 31, Block 6 and maintain the ponds in a manner that shall prevent the water ITom becoming stagnant or a public nuisance (a mosquito breeding ground). 3. All fencing must be in compliance with MCC 12-4-10. 4. 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. 5. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County HiglIway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 6. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. FP-OS-OO8 Tuscany Lakes Sub3 FP.doc Mayor & City Council Hearing Date: February 22, 2005 Page 3 7. 8. 9. 10. 11. 12. 13. 14. 15. 16; 17. 19. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Sanitary sewer and municipal water service to this site shall be via extensions ITom existing mains. Applicant will be responsible to construct the sewer and water mains to and througii 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. 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 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: I for accessibility and maintenance. 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. Complete the Certificate of Owners and accompanying Acknowledgment. Submit an encroachment agreement with NMID for all lots that encroach within the Eight Mile Lateral, Ten Mile Creek and Ridenbaugii Canal easements prior to City Engineer's signature on the final plat. The distance on the 14th leg of the legal description, (Sheet 2), and the distance shown on the boundary (6.19') do not match, please make the appropriate corrections. Add the distances between rigiit-of-way pins along the northern boundaries of S. Basilica Way and S. Lamone Way. Remove the easements depicted along all rear property lines that specifically relate to irrigation easements. These are adequately covered by Note I. Remove the easement shown along the rear lot lines of Lots 3-8, Block 8. This is adequately covered by Note I. Dimension the width ofthe Eigiit-Mile Lateral Easement. 18. Dimension the easement line shown on Lot 23, Block 6 to be 8'. This extra width is necessary due to the location of a pressurized irrigation main. There is an easement for sanitary sewer shown south of Lot 21, Block 6 that must be dimensioned (Bearing and Distances with ties if necessary) on the plat or a reference to a FP-OS-OO8 Tuscany Lakes Sub3 FP.doc Mayor & City Council Hearing Date: February 22, 2005 Page 4 20. 21. Recorded Instrument Number must be shown. See SITE SPECIFIC COMMENTS / FINAL PLAT Item Number 4 if an easement is to be recorded for this item. Revise the following notes on the face of the plat: (7.) "...Eaeh siagle flHflily s1ftleære sHall eoataiR a æiRiffitilß of 1,~01 sqallre feet, e¡¡elaàiag garage." (15.) Add the following note: The developer and/or owner shall comply with Idaho Code. Section 31- 3805........ Staffs 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. GENERAL REOUIREMENTS 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. Applicant shall be responsible for application to obtain Army Corps of Engineers, Section 404 Permit (or written waiver of this requirement) prior to scheduling a Pre- Construction Conference. 3. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 4. Any existing domestic wells and/or septic systems within this project will have to be removed ITom 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. 5. One hundred watt, higlI-pressure sodium streetligiits will be required at locations designated by the Public Works Department. All streetligiits 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 Idallo Power Company. The street ligiit contractor shall obtain design and permit ITom the Public Works Department prior commencing installations. 6. 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. FP-OS-OO8 Tuscany Lakes Sub3 FP.doe Mayor & City Council Hearing Date: February 22,2005 Page 5 7. 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 higlIest established normal groundwater elevation. 8. Developer shall coordinate mailbox locations with the Meridian Post Office. 9. Coordinate fire hydrant placement with the City of Meridian's Fire Department and Public Works personnel. 10. Any tree over 4" in caliper that is removed ITom 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 Tuscany Lakes Subdivision No.3 with the above stated comments and conditions. FP-O5-008 Tuscany Lakes Sub3 FP.doe