HomeMy WebLinkAboutTuscany Lakes FP 02-023 Ord AppBEFORE THE MERIDIAN CITY COUNCIL
C/C 11/19/02
IN THE MATTER OF THE )
APPLICATION OF GEM PARK II )
FOR APPROVAL OF FINAL PLAT )
FOR TUSCANY LAKES NO. 1 )
SUBDIVISION, LOCATED SOUTH )
OF VICTORY ROAD AND EAST OF )
SOUTH LOCUST GROVE IN AN R- )
4 ZONE, MERIDIAN, IDAHO )
CASE NO. FP-02-023
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on November 19, 2002, and the Council finding that the
Administrative Review is complete which has included certain comments and conditions as
stated in a letter to the Mayor and Council from David McKinnon Planner II for the Planning and
Zoning Department, and Bruce Freckleton, Engineering Technician III, listing 7 General
Requirements and 13 Site Specific Comments/Final Plat, which are herein found fair and
reasonable, and that Brad Hawkins-Clark of the Planning and Zoning Department, commented at
the hearing, and the Council having considered the requirements of the preliminary plat the
Council takes the following action:
IT IS HEREBY ORDERED THAT:
The Final Plat of "PLAT OF TUSCANY LAKES SUBDIVISION NO. 1, A
PORTION OF THE NW1/4 SECTION 29, TOWNSHIP 3 NORTH, RANGE 1
EAST, B.M., MERIDIAN, ADA COUNTY, IDAHO 2002, 20101 120101-
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TUSCANY LAKES NO. 1SUBDIVISION / (FP-02-023) - I
PLT.DWG BKB 09/20/02, SHEET 1 OF 2, STAMPED DATE: SEP 24 2002,
GEM PARK II PARTNERSHIP -DEVELOPER, BRIGGS ENGINEERING,
INC. -CONSULTING ENGINEERS", Gem Park II Partnership, Developer, is
Conditionally Approved subject to those conditions of Staff comments as set forth
in the Memorandum to the Mayor and City Council from Bruce Freckleton,
Engineering Technician III, and David McKimion Planner II for the Planning and
Zoning Department, dated November 12, 2002, listing 7 General Requirements
and 13 Site Specific Comments/Final Plat, a true and correct copy of which is
attached hereto mazked Exhibit "A", and consisting of four pages, and by this
reference incorporated herein, with the additional requirements as follows, to-wit:
1.1 The Meridian Fire Department requires the following:
1. One and two family dwellings will require a fire flow of
1,000 gallons per minute available for a duration of 2 hours
to service the entire project. Fire hydrants shall be placed
an average of 400' apart.
2. Acceptance of the water supply for fire protection will be
by the Meridian Water Department.
3. Final approval of the fire hydrant locations shall be by the
Meridian Fire Department.
4. The phasing plan may require that any roadway greater than
150' in length that is not provided with an outlet shall be
required to have a turn azound.
All roads shall have a turning radius of 28' inside and 48'
outside.
6. Insure that all yet undeveloped parcels are maintained free
of combustible vegetation per section 1103.2.4 of the
Uniform Fire Code.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TUSCANY LAKES NO. 1SUBDIVISION / (FP-02-023) - 2
Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
A minimum of two points of access will be required for any
portion of the project, which serves more than 30 homes.
1.2 The Central District Health Department 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-off is not to create a
mosquito breeding problem; and it is suggested that 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 stotmwater disposal and design a
stonnwater management system that is preventing groundwater and
surface water degradation. Manuals for guidance:
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.
Prepazed by City of Boise Public Works Department,
January 1997.
1.3 The Water Department notes the road to the north should be
Victory. The 12" main on S. Locust Grove must be extended to
the south boundary of this subdivision.
1.4 The Nampa & Meridian Irrigation District requires a Land Use
Change/Site application be filed.
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 are approved by the City Engineer; and
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TUSCANY LAKES NO. 1 SUBDIVISION / (FP-02-023)
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
guazanteeing the completion of off-site and required on-site
improvements.
By action of the City Council at its regular meeting held on November 19, 2002.
By: `
RO T D. CORRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney. `r~rurluullnr~rr
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ORDER OF CONDITIONAL APPROVAL OF F[NAL PLAT
FOR TUSCANY LAKES NO. 1SUBDIVISION / (FP-02-023) - 4
HUB OF TREASURE VALLEY
~L4YUR A Good Place to Lire LEGAL. DEP.4RTbIENT
Robert D. Come
CITY OF MERIDIAN (208) 288-2499 ~ Fax 288-2501
CITY CGUNCll, MEMHER3 PLBLIC WORxS
Tammy deWeerd 33 EAST IDAHO BLRLDING DEP.ART'R~[ENC
(208) 898-5500 • Fax 887.1297
xean Bira MERIDIAN, IDAHO 83642
Cherie McCandless (208) 888-4433 ~ F.4`i (208) 887-1813 PL.4NNING.•1\'D ZONING
City Clark Office Fax (208) 888-4218 DEP:1R1'MENT
William L.M. Nary (203) 8845533 • FA%883.6854
MEMORANDUM: November 12, 2002
To: Mayor & City Council ~J~ ~ ~~ ~~ j ~ "ice
From: David McKinnon, Planner II .J~' ` ~j~~ ~ 4 Z03'OZ 9~'
Bruce Freckleton, Senior Engineering Tech
City Cf Meridian
City Clerk Office
Re: Tuscany Lakes Subdivision No.l
.Final Plat Approval of Fifty-four (54) Building Lots and Seven (7) Other Lots
on 24.36 Acres in an R-4 Zone, by Gem Park II (File No. FP-02-02).
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
The applicant(s), Gem Park II, have requested approval of the Srst phase of Tuscany Lakes
Subdivision, consisting of fifty-four (54) building lots and seven (7} other lots on 24.36 acres.
This phase of the subdivision has a gross density of 2.21du/acre. This phase is located on the east
side of Locust Grove, approximately'/< of a mile south of Victory Road.
The City Council approved the Preliminary Plat on 8/13/02. This is one of the first phases of the
multiple-phase Tuscany Lakes Subdivision.
LOCATION
The property is located on the on the east side of Locust Grove, approximately''/4 of a mile south
of Victory Road, in Sectioa 29, Township 3 North, Range 1 east.
North: Rural residential land, zoned RUT (Ada County).
South: Rural residential land, zoned RUT (Ada County).
East: Future Phases of Tuscany Lakes Subdivision, zoned (R1I).
West: Rural residential land, zoned RUT (Ada County).
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Mayor & City Council
November 12, 2002
Page 2
FINAL PLAT FINDINGS AND REOU11tEMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services can be made available to the lots within the proposed
subdivision, provided changes as may be required by the Public Works and Building
Departments are made.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff fords that there should not be any other heahh, safety or environmental problems
associated with this subdivision that may be brought to the Council or Commission's
attention.
SITE SPECIFIC COMMENTS /FINAL PLAT
1. Applicant is to meet all terms of the approved preliminary plat (PP-02-006) and the
approved Conditional Use Permit (CUP-02-006) .
2. The applicant has indicated that NMID will own 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 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 common areas prior to signature on the final plat by the Meridian City Engineer.
Mayor & City Council
November 12, 2002
Page 3
A Fully operational pressurized irrigation system shall be installed for this phase prior to
occupancy of any home or building within this phase of development.
3. The proposed Fencing and Landscaping plans (prepared by the Land Group entitled LC,
L-1 and L-2, dated 9/6/02) are approved as submitted.
4. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed, and
road base approved by the Ada County Highway District prior to applying for building
permits. All development improvements, including perimeter fencing 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,
pressurized irrigation, amenities, sanitary sewer, water, etc., prior to signature on the final
plat.
Sanitary sewer service and municipal water to this site shall be via extensions from
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
6. Complete the Certificate of Owners and accompanying Acknowledgment.
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.
8. All drainage areas (detention/retention basins) must be designed to ensure that water is
retained only during 25-year storm events, and for a period of time not to exceed 24
hours: Side slopes within drainage areas shall not exceed a 3:1 slope.
9. Revise or Add the following notes to the face of the plat:
(11.) Lot ~ 11 Block 6... TuscanX...
(12.) Lots 1 & 35 11 ...and Lot 4 11, Block 6....
10. Lot 7, Block 1 shall be an non-buildable lot until such time as a permanent secondary
access is completed for this phase of the subdivision.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. Remove the easement lines that are shown crossing the south end of S. Como Ave.
13. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary
plat, does not relieve Applicant of responsibility for compliance.
FP-°2-02a
Saguaro Canyon Esmhs.fP
Mayor & City Council
November 12, 2002
Page 4
GENERAL REQUIREMENTS
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 owner's), 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. 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.
3. Two-hundred-fifty and 100-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 aze completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
4. 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.
5 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.
6. Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
7. 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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Tuscany Lakes Subdivision No. 1.
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