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HomeMy WebLinkAboutTuscanyPrelimPlat RecsRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tuscany Village BY Tuscany Development PP– 03-015 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR Tuscany Village Subdivision Tuscany Development, Applicant ) ) ) ) ) ) ) Case No. PP-03-015 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 33.26 acres in size and is generally located at the southwest intersection of Victory Road and Locust Grove Road. 2. The owner(s) of record of the subject property is Tuscany Development Corporation. 3. Applicant is Tuscany Development. 4. The subject property is currently zoned RUT. There is, however, an application for annexation and zoning to R-8 before the City Council. The zoning of R-8 is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: as a 136 lot residential subdivision. 8. There are no significant or scenic features of major importance that affect the consideration of this application. 9. The Planning and Zoning Commission recognized the concerns of Quasar Development, in a letter dated August 4, 2003. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tuscany Village BY Tuscany Development PP– 03-015 - Page 2 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. Proposed front yard setbacks on Page 2 should be 12’ for living areas and 20’ for garages. 2. Page 8, paragraph 4, the third sentence shall read: “Fencing adjacent to the proposed park shall be non-sight obscuring above four feet in height.” The remainder of the sentence shall remain unchanged. 3. Page 8, paragraph 5, modify the note on the plat restricting fencing adjacent to pathways to include the words, “ and adjoining Ten Mile Creek to no greater than four feet.” 4. Page 9, add a paragraph 10 stating: “A permanent pedestrian easement in favor of the City of Meridian shall be recorded on the property adjacent to Ten Mile Creek. Such easement shall be a minimum of 20 feet in width and shall be constructed with a ten-foot hard surface pathway prior to the issuance of the first certificate of occupancy for any building within the subdivision. The City of Meridian shall be responsible for the maintenance of the pathway within the easement. The homeowners association shall be responsible for landscaping maintenance within the easement. The instrument number of the recorded easement shall be noted on the Final Plat of the subdivision. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 1. Water service to this site shall be via main line extensions from the existing mains adjacent to the property. Applicant will be responsible for constructing the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 2. Sanitary Sewer service to this site shall be via main line extensions from the existing Trunk line installed adjacent to the property as part of the Tuscany Lakes project. Applicant will be responsible for constructing the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. The applicant has proposed an alternate route for the Ten Mile Trunk through the proposed project instead of following the City of Meridian’s Master Plan, and previously approved routing that was approved with Tuscany Lakes, which follows the master plan route down Victory Road and Locust Grove Road. The Public Works Department is very much opposed to the applicant’s proposal. Attached hereto as RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tuscany Village BY Tuscany Development PP– 03-015 - Page 3 Exhibits “A” & “B” is additional supporting information regarding the applicants re-routing proposal. 3. The applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Nampa & Meridian Irrigation district. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface 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. 4. A detailed fencing plan shall be submitted upon application of the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. Fencing adjacent to the proposed park shall be 4’ in height ( to increase the visibility of the park) and depicted in the fencing plan. A note restricting the fencing adjacent to the park shall be added to the Final Plat. 5. Submit a detailed landscaping depicting the playground equipment to be added to the proposed neighborhood park and a detailed plan for the proposed storm drain ponds. 5. Add or revise the following preliminary plat notes: •Add a note to the face of the plat that restricts fencing adjacent to the pathways within the subdivision to being no greater than four feet in height if solid sight- obscuring material is used for fence construction. 6. Ten (10) copies of a revised plat shall be submitted to the City Clerk’s Office at least ten days prior to the next public hearing for this plat. 7. Add a stub street to provide access to the Locust Grove Grange property per the recommendation of ACHD. 8. The applicant has not indicated whether the project is to be phased. If this project is to be phased, revise the plat to indicate phase lines. 9. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. The original study report was prepared by the subdivision engineer, instead of a soils scientist as required by the City of Meridian. The applicant has indicated that Associated Earth Sciences has indicated that shallow groundwater may be a factor, particularly in the northwest corner of the RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tuscany Village BY Tuscany Development PP– 03-015 - Page 4 development. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. C. Adopt the Recommendations of ACHD as follows: A. Site Specific Conditions of Approval 1. This section of Victory Road is not listed as a proposed project in the District’s currently adopted Five Year Work Program, but is in the currently adopted 20-year Capital Improvements Program. However, the applicant may receive reimbursement for dedicated right-of-way from available collected impact fees, only if the roadway is listed in the current CIP at the time of plan/plat approval. The ACHD Board of Commissioners authorizes the expenditure of available collected impact fees for the purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the following: i. Dedicate by donation (or through a development offset agreement whereby the applicant is reimbursed from impact fees to be collected solely from the applicant’s specific development project) an additional 10- feet of right-of-way along Victory Road (35-feet total from centerline), and construct a minimum 5-foot wide concrete sidewalk along Victory Road in its ultimate location (minimum 28-feet from centerline). Coordinate the location and elevation of the sidewalk with District staff. The applicant should provide the District with an easement for any portion of the sidewalk that is not located within the right-of-way. The applicant should also be required to obtain a license agreement for any landscaping located in the Victory Road right-of-way. ii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road in its ultimate location. The sidewalk should be located no closer than 28-feet from the centerline of the right-of-way. Provide the District with an easement for any portion of the sidewalk that is not located within the right-of-way. iii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located at the back edge of the existing right-of-way (if feasible). Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tuscany Village BY Tuscany Development PP– 03-015 - Page 5 2. This section of Locust Grove Road is not listed in the adopted Capital Improvements Plan; therefore, impact fees cannot be used to purchase the right- of-way abutting the site. Right-of-way dedication is not required with this application. If the applicant chooses to dedicate the right-of-way, ACHD will not provide compensation. The applicant shall do one of the following: i. Dedicate by donation an additional 10-feet of right-of-way along Locust Grove Road (35-feet total from centerline), and construct a minimum 5- foot wide concrete sidewalk along Locust Grove Road in its ultimate location (minimum 28-feet from centerline). Coordinate the location and elevation of the sidewalk with District staff. The applicant should provide the District with an easement for any portion of the sidewalk that is not located within the right-of-way. The applicant should also be required to obtain a license agreement for any landscaping located in the Locust Grove Road right-of-way. ii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road in its ultimate location. The sidewalk should be located no closer than 28-feet from the centerline of the right-of-way. Provide the District with an easement for any portion of the sidewalk that is not located within the right-of-way. iii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located at the back edge of the existing right-of-way (if feasible). Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 3. Construct a separate westbound left-turn lane on Victory Road at Ascaino Avenue. The applicant may choose to install the auxiliary turn lane either when the phase abutting the subject auxiliary lane is being built, or when the warrant is met. If the later option is chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be dedicated with the abutting final plat phase and constructed when the warrant is met. The necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final plat) is submitted. Coordinate the final design of the turn lane and taper with District staff. 4. Construct Ascaino Avenue to intersect Victory Road approximately 800-feet west of Locust Grove Road and in alignment with the existing driveway on the north side of Victory Road, as proposed. The street shall be constructed with a 36-foot street section within 50-feet of right-of-way with curb, gutter and concrete sidewalks. Ascaino Avenue shall be constructed with 21-foot street sections on either side of the proposed center median. 5. Construct Cecina Street to intersect Locust Grove Road approximately 1,175-feet south of Victory Road and in alignment with the existing driveway on the south RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tuscany Village BY Tuscany Development PP– 03-015 - Page 6 side of Locust Grove Road, as proposed. The street shall be constructed with a 36-foot street section within 50-feet of right-of-way with curb, gutter and concrete sidewalks. Cecina Street shall be constructed with 21-foot street sections on either side of the proposed center median. 6. Unless otherwise approved by District staff, the applicant shall construct all of the internal roadways; Italy Street, Siena Street, Cecina Street, Arezzo Avenue, Murlo Avenue, Sarteano Avenue and Pienza Street as 36-foot street sections with curb, gutter, and 4-foot wide detached concrete sidewalks (separated from the curb a minimum of 5-feet), within 50-feet of right-of-way as proposed. The applicant shall provide the District with an easement for the portions of the sidewalks that are not located within the right-of-way. 7. Construct Italy Street to the west property line, as proposed. Install a sign at the terminus of the roadway stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE”. Coordinate the sign plan for the stub street with District staff. 8. Construct Arezzo Avenue to the south property line, as proposed. Install a sign at the terminus of the roadway stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE”. Coordinate the sign plan for the stub street with District staff. 9. Construct a stub street to Parcel # S1130120700 to the west. Said stub street shall either be in alignment with Pienza Street or offset from Pienza Street a minimum of 125-feet (measured centerline to centerline). Install a sign at the terminus of the roadway stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE”. Coordinate the sign plan for the stub street with District staff. 10. Any landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 11. Other than the access points specifically approved with this application, direct lot or parcel access to Victory Road and Locust Grove Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat(s). 12. Comply with all Standard Conditions of Approval. D. Adopt the Meridian Fire Department Recommendations as follows: 1. The project which comprised of single family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 2. Acceptance of the water supply for fire protection will be by the Meridian RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tuscany Village BY Tuscany Development PP– 03-015 - Page 7 Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. The proposed fire hydrant locations will be submitted to the Public Works for plan review. 4. All roads and fire lanes shall have a turning radius of 28’ inside and 48’ outside. 5. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 6. Streets longer than 150’ which are not provided with an outlet are required to have an approved turn-around. 7. Projects which serve greater than 50 homes with one point of access are required to provide two approved access roads. 8. The proposed 136-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 394 residents at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. 9. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: 1. Applicant shall apply for a land use change/site application. F. Adopt the Recommendations of the Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. The Applicant’s central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tuscany Village BY Tuscany Development PP– 03-015 - Page 8 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation.