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HomeMy WebLinkAboutMessina Meadows Subdivision No. 2 FP-06-036 BEFORE THE MERIDIAN CITY COUNCIL C/C August 15, 2006 IN THE MATTER OF THE ) APPLICATION OF TUSCANY ) DEVELOPMENT FOR FINAL PLAT) APPROVAL OF 70 SINGLE- ) FAMLIY RESIDENTIAL BUILDING ) LOTS AND 6 COMMON LOTS ON ) 14.47 ACRES IN AN R-8 ZONE ) LOCATED WEST OF SOUTH ) EAGLE ROAD AND NORTH OF ) AMITY ROAD IN A PORTION OF ) THE SE v.i OF SECTION 29, T. 3N., ) R. IE., ) ) CASE NO. FP-06-036 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council for Final Plat approval pursuant to Unified Development Code 11-6B-3 on August 15, 2006, and the Council finding that the Administrative Review is complete from Sonya Watters, Assistant City Planner for the Planning and Zoning Department, and Michael Cole, Development Services Cuordinator for the Public Works Department, dated: Hearing Date: August 15, 2006, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of"PLA T SHOWING MESSINA MEADOWS SUBDIVISION NO.2 LOCATED IN A PORTION OF THE SE ~ OF SECTION 29, T. 3N., R. IE., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MESSINA MEADOWS SUBDIVISION NO.2 / (FP.06-036) Page I of 4 HANDWRITTEN DATE: 07/07/06, SHEET 1 OF 4, BRIGGS ENGINEERING, INC., BOISE, IDAHO, TUSCANY DEVELOPMENT, Developer, is Conditionally Approved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from Sonya Watters, Assistant City Planner for the Planning and Zoning Department and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: August 15, 2006, listing 20 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 14 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 5 pages, and by this reference incorporated herein, and the response letter from Briggs Engineering, Inc., a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 1 page, and by this reference incorporated herein, and the additional requirements from the action of the Council taken at their August 15, 2006 meeting as follows, to-wit: 1.1 Adopt the Recommendation of the Central District Health Department as follows: The Central District Health requires after written approval from the appropriate entities are submitted, they can approve this proposal for central sewage and central water; that plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality for central sewage and central water; that run-offis not to create a mosquito breeding problem; and it is suggested that the stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality; that engineers and architects should obtain current best management practices for stormwater disposal and design a stormwater management system that is ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MESSINA MEADOWS SUBDIVISION NO.2 / (FP-06-036) Page 2 of 4 preventing groundwater and surface water degradation. Manuals for guidance: I. State of Idaho Catalog of Stormwater Best Management Practices for Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. 2. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. 2. The final plat upon which there is contained the Certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 1. The Plat dimensions ate approved by the City Engineer; and 2. The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code ~ 67-6521. An affected person being a person who has an interest ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MESSINA MEADOWS SUBDIVISION NO.2 / (FP-06-036) Page 3 of 4 in real property which may be adversely affected by this decision may, within twenty-eight (28) days after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the \ Sit- day of A'-'8WSb ,2006. \1I\\IIIIlfllll ~ .,\\\\\\\ar ~ ,'</~ ,,"":<,.-{ -"-"..., ~Y-:OR TA , ...'\. /~n~'I"" '" $ v 0'.,,- :--, '~,.:). " "'/ ATTEST: f ~-f", - <~ '\ .~ -wd-~.'1;~l 7~r{:::I' /* . 1-: ,.r/ '\I)..... ...:. ~ ~' v /' A I' ~!fl ~T'1, \\\" Copy served upon: v pp lcanvI11 \\\\ _ ~ .. - . 1""1111\111'\ V Planrtmg Department v Pvplic Works Department \/ City Attorney :~ By~arY\~Oa.0 . Clerk's Office \ \ \ Dated: ~".::l~ ORDER OF CONpITIONAL APPROVAL OF FINAL PLAT FOR MESSINA MEADOWS SUBDIVISION NO.2 / (FP-06-036) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: August 15,2006 Transmittal Date: August 10, 2006 'rl' oU'eridi~n -: -\ \.. .. I U,,U-lO f ~~ -j' ~~~J'I.""~t..~J::'l!'\~' . 1m TO: Mayor & City Council FROM: Sonya Watters, Assistant City Planner ~ Michael Cole, Development Services Coordinator fY\ C SUBJECT: Messina Meadows Subdivision No.2 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). 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 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 units per acre. Messina Meadows Subdivision is located in a portion of the SE J;,I Section 29, T.3N., R.lE. 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 frontage (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). The final plat submitted for this phase depicts 5 lots more than were approved on the preliminary plat. The [mal 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 final 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 (Inst. #106017065), preliminary plat (PP-05-0l9), and conditional use permit (CUP-05-026) for this development. Exhibit "A" FP-06-036 Messina Meadows No. 2.FP.doc PAGE 1 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 or 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 conunon driveway is used for these lots. Either revise the plat so that all lots meet the minimum frontage or have these lots share a conunon driveway. If a conunon driveway is used then the applicant shall be required to comply with all code relating to conunon driveways, including but not limited to, dedicating a conunon 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 pennits for this subdivision. 7. Remove any structures spanning lot lines or not meeting the dimensional standards of the UDC prior to signature on the final plat by the City Engineer. 8. Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 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 final plat by the City Engineer: (3.) "... and CQUP-05-026." (*.) Add note: "This olat is subiect to a develooment al!feement recorded as instrument number 106017065 of Ada Countv Records." (*.) Add note: "All future front garage setbacks shall be 20 feet as measured from the orooertv 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 11.3B-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. 11. 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. Exhibit "A" FP-06-036 Messina Meadows No. 2.FP.doc PAGE 2 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 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 [mal 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 size 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 this proposed development is being proposed via extensions of mains installed in previous phases. The applicant shall install water 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 this 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 subj ect to UDC 11- 3B-ll 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 11.3B- 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 ll-3B-ll, 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. Staffs failure to cite specific ordinance prOVISIOns, or terms of the approved annexation, development agreement, or preliminary plat does not relieve the applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. Per UDe 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. Exhibit "A" FP-06-036 Messina Meadows No. 2.FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF 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 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 pernrits. 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 detennined during the plan review process, prior to signature on the final plat. 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 inigation. 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 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. Exhibit "A" FP-06-036 Messina Meadows No. 2.FP.doc PAGE 4 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 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 [mal 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. Exhibit "A" FP-06-036 Messina Meadows No. 2.FP.doc PAGE 5 ~GGS ENGINEERING, Inc. ~/PL..~/SURVEYORS 1MO West Overland Road Boise, Idaho 83705-3142 Voice (208) 344-9700 Fax (208) 345-2950 August 14, 2006 Sonya Watters Assistant City Planner City of Meridian 660 E. Watertower Lane Meridian 10 83642 Re: Messina Meadows Subdivision No.2 (FP-06-036) Dear Sonya: The applicant, Tuscany Development, Inc. agrees to all of the conditions in the Staff Report dated August 10, 2006. Thank you for your continued cooperation in seeing this project to completion. If you have any questions or concerns, please don't hesitate to contact me. Sincerely, fJAl 7~ Ben Thomas, PE 51106-Messina NO.2 Exhibit "8"