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Home My WebLink AboutStaff Comments MAYOR Tammy de Weerd rl cM'cri di : - "'-.. 1. IDAHO f' ;>, ß ~a ~""TR'^"",,f'.~ "",er ',19'" PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 ' Fax (208)898-955 I CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Chades M, Roun"'ee PLANNING AND ZONING DEPARTMENT (208) 884-5533 ,FAX 888-6854 ST AFF 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 RECEIVED From: FEB 1 8 2005 Re: City Of Meridian City Clerk Oil'ice Final Plat approval of Forty-two (42) Single-Family Residential Building Lots and Ten (10) Common Lots on 18.88 Acres in an R-4 Zone, by Tuscany Development (File No. FP-05-009). Tuscany Lakes Subdivision No.2 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.2 consisting of 42 single-family residential building lots and 10 common lots on 18.88 acres of land. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). This subdivision will have a gross density of2.22 d.u./acre and a net density of2.77 d.u./acre. The proposed Tuscany Lakes Subdivision No.2 is located approximately y., mile east of S. Locust Grove Road and approximately y., mile south of E. Victory Road in the NW y., of Section 29, T.3N., R.1E. The common lots within the subdivision consist of landscaping and open space lots which will be owned and maintained by the Tuscany Lakes Homeowners Association. The ponds within this phase are 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 fÌontages. A specific minimum fÌontage was not identified in the CUP; FP-05-009 Tuscany Lakes Sub2 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. Tuscany Lakes Subdivision No.2 was originally preliminary platted as part of Tuscany Lakes Subdivision in 2002. In 2005, an amended plat was approved which relocated the storm drainage fÌom swales located on common lots to roadside drainage swales and created more usable open space. 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.2 with the comments and conditions stated in this report. SPECIAL CONSIDERATION FOR CITY COUNCIL Staff is concerned that the 2: I 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 I 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 shaH install aerators in the ponds on Lot 38, Block I and maintain the ponds in a manner that shall prevent the water fÌom 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 wen source is not available, a single-point connection to the municipal water system shaH 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. Any 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 10O-year storm event. All storm drainage must be in compliance with MCC 12-13-14, Stormwater Integration. FP-O5-009 Tuscany Lakes Sub2 FP,doc IS. 16. 17. Mayor & City Council Hearing Date: February 22,2005 Page 3 6. 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. 7. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 8. 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. 9. Sanitary sewer and municipal water service to this site shall be via extensions fÌom 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. 10. Applicant shaH 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. II. Complete the Certificate of Owners and accompanying Acknowledgment. 12. Submit an encroachment agreement with NMID for all lots that encroach within the Eight Mile Lateral and Ten Mile Creek easements prior to City Engineer's signature on the final plat. 13. Graphically depict an eight-foot wide (8') public utility, drainage & irrigation easement along the northerly side of Lot 39, Block I. This extra width is necessary due to the location of a pressurized irrigation main. 14. The sum of the segment dimensions don't equal the overall eastern boundary dimension (244.26') adjacent to Lots 38 and 45, Block I, Lot I, Block 9 and E. Palermo Drive. Make all necessary corrections. The property adjacent to the eastern boundary has not been platted, therefore it should be labeled as "UNPLATTED." The legal description (Sheet 3) and the curve table data (Sheet 2) for curves CI and C2 do not match, please make the appropriate corrections. Revise or add the following notes on Sheet I of the plat: FP-O5-009 Tuscany Lakes Sub2 FP,doc Mayor & City Council Hearing Date: February 22, 2005 Page 4 (7.) "...Eaefi single family stfeetare shall eoHtain a miHHmlm ef 1,~91 slJ'lare feet, e)¡eladiHg garage." (12) This note refers to two (2) separate major irrigation canals. The easements for these are not clearly depicted on the face of the plat. The consultant may be able to define these by one of the methods noted below: . Denote each easement on the face of the plat with a reference to the type of easement, width, benefactor of the easement, and the recorded instrument number with an arrow pointing to the individual easements. If this method is chosen, please remove note 12 on the plat. 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. If this method is chosen, please separate Note 12 into two (2) notes referencing each individual canal. . (16.) Add the foJlowin!! note: The developer and/or owner shall comply with Idaho Code. Section 31-3805.... .... 18. 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. AJI 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 fÌom their domestic service per City Ordinance Section 9-1-4 and 9-4-8. WeJls 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 instaJled at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. FP-O5-009 Tuscany Lakes Sub2 FP.doc Mayor & City Council Hearing Date: February 22, 2005 Page 5 6. 7. 8. 9. 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 fÌom the Public Works Department prior commencing installations. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fiJl 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. 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 fÌom 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 Staffrecommends approval of the final plat for Tuscany Lakes Subdivision No.2 with the above stated comments and conditions. FP-O5-009 Tuscany Lakes Sub2 FP,doc