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Home My WebLink AboutStaff Comments MAYOR Tammy de Ween! , ~;;;¡i ":n - "«" 't \J jl PUBLIC WORKS BUILD1NG DEPARTMENT (208) 898-5500. Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bini Christine Donnell Shaun Wanl\e Charles M. Rountree IDAHO PLANNING AND ZONING DEPARTMENT (208) 884-5533 FAX 888-6854 "TRE^,UI"'~ .."'" "", STAFF REPORT: Hearing Date: February 22,2005 Transmittal Date: February 17, 2005 To: Mayor and City Council Sonya Allen, Assistant City Planner J.f John Boyd, Engineering Tech. II 7<6 Messina Hills Subdivision No.3 1...-'...'-~r"ÌR ' IVF~ " , -. ~J -'- 8 2005 From: Re: '}I'Meridia- Clerk Offic,~ Final Plat approval of Ninety-one (91) Single-Family Residential Building Lots and Five (5) Common Lots on 29.36 Acres in an R-4 Zone, by Tuscany Development (File No. FP-05-0l0). 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 Messina Hills Subdivision No.3 consisting of9l single-family residential building lots and 5 common lots on 29.36 acres ofland. 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 2.6 d.u./acre. The proposed Messina Hills Subdivision No.3 is located approximately \Ii mile east of S. Locust Grove Road and approximately \Ii mile south ofE. Victory Road in the south NW \Ii of Section 29, T.3N., R.lE.' The common lots within the subdivision consist oflandscape, drainage, a proposed clubhouse and open space lots which will be owned and maintained by the Messina Hills 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 FP-O5-010 Me"ina Hills Sub3 FP.doc Mayor & City Council Hearing Date: February 22,2005 Page 2 phase is reduced lot fÌ'ontages. A specific minimum ITontage was not identified in the CUP; however, all lots within the subdivision except one (Lot 7, Block 11), meet or exceed the minimum lot square footage requirement of8,000 square feet. Messina Hills Subdivision No.3 was originally preliminary platted as part of Tuscany Lakes Subdivision in 2002. In 2005, an amended plat was approved which added three building lots where a storm drainage swale was originally located and a common area lot for a community center and swimming pool. Storm drainage was relocated to roadside drainage swales. The submitted final plat substantially complies with the previously approved preliminary plats for this subdivision. Staff recommends approval of the final plat for Messina Hills Subdivision No.3 with the comments and conditions stated in this report. SPECIAL CONSIDERATION FOR CITY COUNCIL Staffis 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 if there 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 Plats (PP-02-006 & PP-04-040), and Conditional Use Permit (CUP-02-006). 2. The applicant shall install aerators in the pond on Lot 3, Block 11 and maintain the pond in a manner that shall prevent the water fÌ'om 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 Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. FP-O5-010 Messina Hills Sub3 FP.doc Mayor & City Council Hearing Date: February 22, 2005 Page 3 6. 7. 8. 9. All development improvements, including sewer, fencing, micro-paths, pressurized 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, 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 fÌ'om 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. Storm drainage must be in compliance with MCC 12-13-14, Storm water 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: 1 for accessibility and maintenance. 10. 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. 11. Submit an encroachment agreement with NMID for all lots that encroach within the Eight Mile Lateral and Ridenbaugh Canal easements prior to City Engineer's signature on the final plat. 12. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all corrections necessary to comply. 13. Tuscany Lakes Subdivision No.2 must record prior to this subdivision, or reference must be removed fÌ'om the face of the plat. 14. Complete the Certificate of Owners and accompanying Acknowledgment. 15. Graphically depict an eight-foot wide (8') public utility, drainage & irrigation easement along the easterly side of Lot 9, Block 15, the easterly side of Lot 20, Block 13, the northerly side of Lot 1, Block 14, the northwesterly side of Lot 11, Block 11, the northwesterly side of Lot 10, Block 12 and the northerly side of Lot 18, Block 12. These extra widths are necessary due to the location of pressurized irrigation mains. 16. Denote each easement on the face of the plat with a reference to the applicable note "See Note #" and an arrow pointing to the easement. FP-O5-010 Messina Hills Sub3 FP.doc Mayor & City Council Hearing Date: February 22, 2005 Page 4 17. Revise or add the following notes on Sheet 2 of the plat: (7.) ".. .BlleR siHgle family struetare shall eeHtaia a miHimUlfl sf 1,101 S¡¡Hare feet, eKelHàiHg garage." (10.) Please revise this note to reflect the actual usage intended for Lot 3, Block 11. (11.) "Lot 17, Block 11; Lot 1 Block 16; Lot 63. Block 1; and Lot 5 Block 13 are landscape/common area lots to be owned..." (17.) Add the following note: The developer and/or owner shall complv with Idaho Code. Section 31-3805.... .... 17. Staff's failure to cite specific ordinance provisions or terms of the approved annexation, preliminary plats 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 any 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 fÌ'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. 5. One hundred 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. The street light contractor shall obtain design and permit fÌ'om the Public Works Department prior commencing installations. FP-O5-010 Messina Hills Sub3 FP.doc 9. Mayor & City Council Hearing Date: February 22,2005 Page 5 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. 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 highest established normal groundwater elevation. 8. Developer shall coordinate mailbox locations with the Meridian Post Office. 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 fÌ'om 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.3 with the above stated comments and conditions. FP-O5-010 Messina Hills Sub3 FP.doc