Staff Comments
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFf REPORT
STAFF REPORT:
Hearing Date: August 15, 2006
Transmittal Date: August 10, 2006
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner ~
Michael Cole, Development Services Coordinator M c..
FROM:
AUG 1 1 2006
SUBJECT:
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Messina Meadow Subdivision No. 2
Consisting of 70 Single-family Residential Building Lots and 6 Common/other
Lots on 14.47 Acres in an R-8 Zone by Tuscany Development (File# FP-06-036).
Messina Meadows Subdivision No.2
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 [mal plat approval of 70 single-family residential
building lots and 6 common/other lots on 14.47 acres in an R-8 zone for Messina Meadows Subdivision
No.2. The proposed gross density of this phase of the development is 4.84 dwelling units per acre. The
proposed net density is 6.02 dwelling unils ptT m.::n:.
Messina Meadows Subdivision is located in a portion of the SE y,; 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 tbis subdivision that allowed fur
reductions to the minimum development standards required for the following: street frontage (min. 40 feet
for non cul-de-Rac lotR), 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).
The tlnal plat submitted for this phase depicts 5 lots more than were approved on the preliminary plat.
The final plat for phase 1 depicted 15 lots fewer than were approved on the final plat. The resulting
density with these modifications is still 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 still substantially complies with the approved preliminary plat. However, the applicant
will be required as a condition of approval of the tinal plat to submit a conceptual plan depicting the
changes that were made in the previous two phases and any changes to be made in the remaining phase to
determine if the overall development complies with the approved preliminary plat.
Staff recommends approval of Messina Meadows Subdivision No. 2 with the comments and conditions
stated in this report.
SITE SPECIFIC COMMENTS
1. Applicant is to meet all terms of the approved armexation (AZ-05-017), development agreement
(lust. #106017065), preliminary plat (PP-05-019), and conditional use permit (CUP-05-026) for
this development.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. Lot 14, Block 22 does not meet the required 50-feet of frontage required in the R-8 zone.
3. Lot 16, Block 20 does not meet the required 30-feet of frontage required for lots on a cul-de-sac
ur on a 90 degree comer, required in the R-8 zone.
4. Submit a conceptual plan depicting the changes in lot configuration that were made in the
previous phase and this phase of the subdivision and any changes to be made in the remaining
phase, to determine if the overall development complies with the approved preliminary plat.
Include calculations of the original number of building lots approved on the preliminary plat
versus those proposed along with open space calculations of the same. The overall open space
calculations must be the same or equivalent to that approved on the preliminary plat to be in
substantial compliance with the preliminary plat. Submit this plan and information at or prior to
the time of final plat submittal of the next phase of the subdivision.
5. Lots 18 and 19, Block 22 do not meet the required minimum frontage unless a common driveway
is used for these lots. Either revise the plat so that all lots mcct thc minimum frontage or have
these lots share a common driveway. If a common driveway is used then the applicant shall be
required to comply with all code relating to common driveways, including but not limited to,
dedicating a common driveway easement on the face of the plat.
6. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Perimeter fencing to contain debris shall be installed at the subdivision boundary prior to release
of building permits for this subdivision.
7. Remove any structures spanning lot lines or not meeting the dimensional standards of the UDC
prior to signature un the final plat by the City Engineer.
8. Any potential reimbursement agreements must comply with all requirements of City Code 9.1-1:;
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
9. Revise or add the following note(s) on the face of the plat dated 7/7/06, prepared by Briggs
Engineering and signed by, Wayne K. Barber, prior to signature on the fmal plat by the City
Engineer:
(3.) "... and CQUP-05-026."
(*.) Add note: "This plat is subiect to a development alUeement recorded as instrument
number 106017065 of Ada County Records."
(*.) Add note: "All future front l!aral!e setbacks shall be 20 feet as measured from the
property line or the back of sidewalk. whichever is more restrictive."
10. The Landscape Plan, prepared by The Land Group, and dated 6/27/06, shall be revised as follows:
a. The required minimum number of tree species for the amount of trees proposed is 5 per
UDC 11-3B-5D, table ll-3B-2; revise plan to include 2 additional species of trees.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
II. The applicant has indicated that the pressurized irrigation system within this development will be
owned and maintained by Nampa and Meridian Irrigation District. Therefore a letter of plan
approval from NMID shall be submitted prior to scheduling of a pre-construction meeting.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. 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 waler 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.
13. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement along the
western boundary of Lot 4 Block 22.
14. Graphically depict on the face of the plat an 8-foot wide Public Utilities, Drainage and Irrigation
easement on the eastern boundary of Lot 18, Block 20. The extra width is needed to ensure the
irrigation districts desire for 5-feet of easement past the centerline of pipe.
15. Graphically depict on the face of the plat a 14-foot wide Public Utilities, Drainage and Irrigation
easement on the southern boundary of Lots 19-31, Block 22. The extra width is needed to ensure
the irrigation districts desire for 5.feet of easement past the centerline of pipe
16. Sanitary sewer service to this development is proposed via extensions of mains installed in
previous phases. The applicant shall install sewer mains to and through this development. The
applicant shall coordinate with the City of Meridian Public Works Department, main siz;e and
routing, to be in conformance with the City's Master Sewer Plan. The applicant shall execute
standard forms of easements for any mains that are required to provide service.
17. Water service to tbis proposed development is being proposed via extensions of mains installed in
previous phases. The app1i(,;anl shall inslall waler mains to and through this proposed
development, and coordinate main size and routing with the Public Works Department. The
applicant shall execute City of Meridian standard forms of easements for any mains that are
required to provide service.
18. No subdivision identification signs are approved with tbis application. All proposed signs will
require approval of a separate sign permit.
19. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC II-3B-
11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction
20. Staff's failure to cite specific ordinance provlSlons, or terms of the approved annexation,
development agreement, or preliminary plat does not relieve the applicant of responsibility for
compliance.
GENERAL REQUIREMENTS
1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and the
Ridenbaugh Canal, that intersect, cross or lie within the area being subdivided shall be covered.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFP REPORT
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 prior to plan approval. If lateral users association approval can not be obtained,
alternate plans will be reviewed and approved by the City Engineer
2. Street signs are to he in place, water ~y~tem ~hall 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.
4. 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.
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 fmal plat.
7. Any existing domestic wells and/or septic systems witbin 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 Anny 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 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.
13. One hundred watt, high-pressure sodium streetlights shall 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 from the Public Works Department prior to
commencing installations.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
14. 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 ll-6B- 7 A. In the
event that tht: (It:vdopment 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 No. 2 Subdivision (FP-06-036) with
the above stated comments and conditions.
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