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HomeMy WebLinkAboutStaff Comments ClTY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS ~ . R STAFF REPORT: Hearing Date: February 7, 2006 Transmittal Date: February 3, 2006 ORT IVED ctCtfnyiU 1-.-~ . - 3 2006 ; 1- "", .-.- --\, tJrlulr£NI e~an \.;0, I ¡;'Cify Clerk yßfice ':~.., 1_- òB:'~"1>, , . ,'-- -.. ~ 1'" .,- '~' .I.¿; Sonya Watters, Assistant City Planner S/II ~.. .---'_!""'!' -,,"'---'r:¿1 Michael Cole, Development Services Coordinator (Y\ c.. TO: Mayor & City Council FROM: SUBJECT: Messina Meadows Subdivision No.1 Request for Final Plat Approval of Messina Meadows Subdivision Consisting of 310 Single-family Residential Building Lots and 49 Common/Other Lots on 88.09 Acres in an R-8 Zone by Tuscany Development (File# FP-O5-076) We have reviewed this submittal and offer the following comments and conditions of the applicant. 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 the first phase of Messina Meadows Subdivision consisting of 310 single-family residential building lots and 49 common/other lots on 88.09 acres in an R-8 zone. The gross density for this subdivision is 3.58 dwelling units per acre. The net density is 5.04 dwelling units per acre. Messina Meadows Subdivision is a resubdivision of Lot 2, Block 11, Messina Hills Subdivision No.2 and a portion of the south ~ of Section 29, T.3N., R.1E. The site is located northwest of the S. Eagle Road and E. Amity Road intersection. A conditional use permit/planned development was approved for this subdivision that allowed for reductions to the minimum development standards required for the following: street ITontage (min. 40 feet for non cul-de.sac lots), lot size (min. 3,600 s.f.), rear setback for side entry garages (5 feet), interior side setback (5 feet with no additional setback per story), and street side setback (15 feet). Blocks 4 and 5 were approved with a 5 foot setback from the parkway and a 20 foot setback ITom the private streets. The final plat submitted for this phase depicts 15 lots fewer than were approved on the preliminary plat; however, the proposed density is within the range of a medium density development, as depicted on the Comprehensive Plan Future Land Use Map. Even with the change in density, staff believes that the proposed final plat substantially complies with the approved preliminary plat. Staff recommends approval of Messina Meadows Subdivision No.1 with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-05-017), development agreement, preliminary plat (PP.05-019), and conditional use permit (CUP-05.026) for this development. 2. The applicant has indicated Nampa and Meridian Irrigation District will own the pressurized irrigations system in this proposed development. Since it is to be owned and operated by an FP-O5-076 Messina Meadows Subdivision} FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Irrigation District then a license agreement shall be entered into prior to the scheduling of a pre- construction meeting. 3. 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 culinary 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. 4. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Perimeter fencing to contain debris during construction shall be installed around the boundary of the subdivision prior to release of building permits for this phase. 5. The applicant will be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 6. Sanitary sewer service to this site is being proposed from existing stubs in the Tuscany Development to the north. The applicant shall install mains to and through this proposed development. The applicant shall coordinate main size and routing with the Public Works Department. Cover over sanitary sewer mains shall be no less than three feet ITom finish grade to the top of the pipe. If cover is less than three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be used per the Meridian Public Work's Standard Specifications. 7. No water valves or sewer manholes shall be allowed in the landscape islands associated with the roundabouts or cul-de-sacs. If any mains are extended through them a City of Meridian utility easement shall be dedicated on them, and they shall be free of any mature landscaping or other fixed vertical object. 8. Water service to this site will be from main line extensions from existing water mains in the Tuscany development from the north. The applicant will be responsible to construct water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard fonDS of easements, for any mains that are required to provide service. 9. The applicant's engineer/surveyor shall submit a stamped signed statement that certifies no lots within this plat are encumbered by the flood plain associated with Ten-Mile Creek. 10. Due to relatively high existing groundwater levels, applicant shall submit a Master Grading and Drainage plan as part of the development plans to be submitted with each phase of this development. The Master Grading and Drainage plan shall include at a minimum the following: a. b. c. d. Groundwater contours for this development at peak seasonal high depth. Finish floor elevation for all houses in this development. Elevation of crawl space for all houses in this development. Finish grade elevation at each lot corner. Drainage flow patterns on all lots e. Applicant shall maintain a minimum of five ground water monitoring wells in project, at locations approved by the Public Works Department. Applicant shall continue monthly ground FP-O5-076 Messina Meadows Subdivision} FP.doc PAGE 2 18. 19. 20. 21. 22. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT water monitoring for two years after final approval of each phase and provide information to the Public Works Department. The Master Grading and Drainage Plan must be approved by the Public Works Department prior to overall plan approval. Builders must provide finish floor and crawl space elevation certification for each house prior to issuance of certificate of occupancy. 11. Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the final plat by the City Engineer. 12. As part of the development agreement for this property, the applicant is required to connect S. Burgo Avenue to the north. Prior to signature on the final plat by the City Engineer, revise plat to include the portion of right-of-way needed to connect Burgo Avenue to the north, or include the warranty deed instrument number of the portion of land that was dedicated to ACHD. 13. 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. 14. Lot 15, Block 1 shall be removed from the plat and Lots 12-14 and 16, Block 1 shall be reconfigured as flag lots to meet the minimum street frontage required of 10 feet per UDC ll-2A- 3BA. A common drive easement, building setbacks, and orientation of the structures on lots taking access to the common driveway shall be noted and graphically depicted on the face of the plat. Said common driveway shall be constructed in accordance with the standards of UDC 11- 6C-3D. 15. Lot 6, Block 4 shall be removed ITom the plat and Lots 5 and 7-10, Block 4 shall be reconfigured to meet the minimum street ITontage requirements of UDC 11-2A-3BA. A common drive easement, building setbacks, and orientation of the structures on lots taking access to the common driveway shall be noted and graphically depicted on the face of the plat. Said common driveway shall be constructed in accordance with the standards ofUDC 11-6C-3D. 16. Revise the plat to include lengths and bearings of all streets. 17. All private streets shown on the plat shall be a minimum width of 24 feet of improved driveable surface as agreed upon by the letter on file dated May 25, 2005 and per UDC 11-3F-4B.2b.; revise plat and street design accordingly. The private streets within the subdivision shall be constructed on a perpetual ingress/egress easement per UDC 11- 3F -4A.l. Revise the plat to graphically show the easements and include a note describing the easement. Place signs along all roundabouts "no parking". Coordinate location of signage with the Meridian Fire Department. All cul-de~sacs with a landscape island shall have a flat driving surface of at least 20-feet, if the driveway is less than 29- feetit shall be signed "no-parking". The drive lanes that approach the roundabouts and are separated by raised delineators shall have a minimum of 20-feet of driving surface. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius. FP-O5-076 Messina Meadows Subdivision I FP.doc PAGE 3 29. 30. 31. 32. 33. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 23. Prior to signature on the final plat by the City Engineer, record as a separate document a temporary turn around easement at the end of E. Tusa Street. Staff recommends, but does not require, including in the language of this easement that the easement vacates itself when a new plat is dedicated over it. 24. Revise the recording year on the face of the plat to read "2006" instead of "2005". 25. Revise the "Approval of City Engineer" portion of the signature sheet to read Lenard Grady instead of Brad Watson. 26. The common lot south of E. Mona Lisa Drive that abuts Eagle Road is labeled twice, once as Lot 1, Block 22 and once as Lot 1, Block 3. Staff believes it should be Lot 1, Block 22; the applicant shall confirm this information and make any necessary adjustments. 27. Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement in the following locations. The extra width is necessary to accommodate an irrigation main being installed. 1.) The northern boundary of Lot 10, Block 3. 2.) The northern boundary of Lot 7, Block 7. 3.) The northern boundary of Lot 9, Block 15. 4.) The northern boundary of Lot 10, Block 1. 5.) The eastern boundary of Lot 19, Block 1. 28. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement following locations. They will be interior lot lines to future phases. 1.) The western boundaries of Lot 1, Block 9; and Lot 5, Block 13. 2.) The southern boundaries of Lot 5, Block 10; and Lot 2, Block 11. 3.) The eastern boundary of Lot 3, Block 22. in the Graphically depict an irrigation easement in the common lots where the pressurized irrigation mains are being proposed, or dedicate a blanket utility easement in all common lots. Vacate any recorded easements associated with the rerouted laterals prior to signature on the final plat by the City Engineer. The construction plans that were submitted concurrently with final plat contain no gravity irrigation plans therefore staff is unsure where additional irrigation easements should be dedicated. Graphically depict any additional easement needed to protect newly piped irrigation laterals. The landscape plan, prepared by The Land Group and dated 12/05/05, shall be revised as follows: a. Depict the 1 O-foot wide regional pathway in Lot 11, Block 9 and Lots 1 & 12, Block 7 as approved on the preliminary plat to be aligned with the regional pathway in Bellingham Park Subdivision to the west. Include mitigation information for existing trees on the site that will be removed per UDC 11-3B.lOC.5. Coordinate a mitigation and protection plan with Elroy Huff, of the Meridian Parks Department (888-3579). b. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. Revise or add the following note(s) on the face of the plat dated 12/07/05, prepared by Briggs FP-O5-076 Messina Meadows Subdivisionl FP.doc PAGE 4 ClTY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Engineering, Inc., prior to signature on the [mal plat by the City Engineer: (1.) (2.) (3.) (9.) (*.) (*.) (*.) (*.) (*.) (*.) 34. Revise the note to read: "... .lot drainage, and Meridian City street lights over the twelve ~fourteen (14) adjacent to any Public......" Revise note to exclude Lots 2-66, Block 5 and Lots 26-69, Block 4. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement along all lot lines that are not spanned by an attached unit. "of the City of Meridian with ensøptiofl of the froflt yard setbaek, '.vhieh shall be 20 feet measured Hom tbe baek of sidewalk, or 22 feet mea~!1:lred from the right of ,':8)" and CUP-05-026. Add Lot 65, Block 4 and Lot 2, Block 22 as common lots. Add a note: "Direct lot access to S. Eagle Road is prohibited." Add a note dedicating a blanket sewer and water easement over Lots 14, 40, Block 27, and Lots 34, 60, Block 4. Add a note dedicating a 1O.foot wide Public Utilities, Drainage and Irrigation easement along all lot lines adjacent to a private street. Add a note that addresses who owns and maintains the private streets. Add a note addressing ownership and maintenance of Lots 12, 13, Block 9, Lots 12, 13, Block 7, Lot 2, Block 22, and Lot 8, Block 6. Add a note: "All buildin!!s and improvements on all lots in this subdivision shall comply with the master gradin!! and draina!!e plan on file with the City of Meridian Public Works Department. and the City of Meridian Buildin!! Deoartment." Complete the Certificate of Owners and accompanying acknowledgement. 35. Submit the revised final plat on paper that is eighteen (18) inches by twenty-seven (27) inches in size, with a three and one-half (31/2) inch margin at the left end for binding and a one-half (1/2) inch margin on all other edges per §50-1304. 36. Staffs failure to cite specific ordinance provisions or terms of the approved annexation, development agreement, preliminary plat, or conditional use permit does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 4. 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 UDC 11-3A-6. 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, alternative plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 2. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base shall be approved by the Ada County Highway District, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. All development improvements, including but not limited to water, sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. FP-O5-076 Messina Meadows Subdivision! FP.doc PAGE 5 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 5. A written certificate of completion shall be prepared by the landscape architect, landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The Certificate of Completion shall verify that all landscape improvements, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. 6. 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. 7. 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. 8. 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. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 11. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 12. 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. 13. Approval of the preliminary plat shall become null and void if the applicant fails to record the final plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen months, may be considered for final approval without resubmission for preliminary plat approval per UDC 11-6B- 7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Messina Meadows Subdivision No.1 (FP-05-076) with the above stated comments and conditions. FP-O5-076 Messina Meadows Subdivision} FP.doc PAGE 6