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HomeMy WebLinkAboutStaff CommentsHUB OF TREASURE VALLEY MAYDR A Good Place to Live LEGAL DEPARTMENT Robert D. Cortie CITY OF MERIDIAN (208) 466-9272 • Fax 466.4405 CITY COUNCIL MEMBERS 33 EAST IDAHO PUBLIC WORKS BUILDING DEPARTMENT Tammy deWeerd Kehh Bird MERIDIAN, IDAHO 83642 (208) 89&5500 ~ Fax 887-1297 Cherie McCandless (208) 888.4433 • FAX (208) 887-0813 PLr4'VNING AND ZONING City Clerk Office Fax (208) 8884218 DEPARTMENT William L.M. Nary (208) 884-5533 ~ FAX 888b854 03 ec e m ber 16, 220 STAFF REPORT: Hearing Date: D To: Mayor, City Council and Planning & Zoning Commission ~~ ~ r l 7 l V ~ 1.~ ~ 1 V E From: ~?R Sonya Allen, Assistant City Planner u DES ~ l 2003 ~ Bruce Freckleton, Senior Engineering Tech City Of Meridian Re: Tuscany Village Subdivision No. 1 City Clerk Office Final Plat approval of Sixty-six (66) Single-Family Residential Building Lots, and Eleven (11) Common Lots on 18.71 Acres in an R-8 Zone, by Tuscany Development, Inc. (File No. FP-03-065). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless eapreasly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Tuscany Development, Inc., has applied for Final Plat approval of 66 single- family residential building lots and 11 common lots on 18.71 acres of land for Tuscany Village Subdivision No. 1. This subdivision will have a gross density of 3.52 d.u./acre with a net density of 4.53 d.u./acre. The common lots within the subdivision consist of landscape/drainage/pathway lots which will be owned and maintained by the Homeowners Association. The pressurized irrigation system within this development will be owned and maintained by Nampa & Meridian Irrigation District. The submitted final plat complies with the approved preliminary plat. A Conditional Use Permit (Planned Development) was approved for the proposed subdivision. This CUP allowed the following: reduced front yard setback (living area), 12'; reduced lot size, 5,200 s.f. (detached); reduced lot frontage, 50' minimum; and block length that exceeds 1,000 ft. Staff recommends approval of the final plat for Tuscany Village Subdivision No. 1, with the comments and conditions stated in this report. FP-030a5 l~uwny ViOege SUe1FP Planning & Zoning Commission/Mayor & City Council Heazing Date: December 16, 2003 Page 2 LOCATION The proposed subdivision is located approximately 650' south-west of the intersection of S. Locust Grove Road and E. Victory Road, in the NE '/a of Section 30, T.3N., R. lE. SURROUNDING PROPERTIES North: Rural residential zoned RUT (Ada County). West: Locust Grove Grange, zoned Rl (Ada County) and agricultural, zoned RUT (Ada County). East: Rural residential zoned RUT (Ada County). South: Rural residential zoned RUT (Ada County). SITE SPECIFIC COMMENTS /FINAL PLAT 1. Applicant is to meet all terms of the approved preliminary plat (PP-03-015), conditional use permit (CUP-03-029), and Development Agreement (Inst. No. 103181093). 2. The applicant has indicated that Nampa & Meridian Irrigation District will own and maintain the pressure irrigation system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a yeaz-round source of water. If a creek or well source is not available, asingle-point connection to the municipal 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 azeas prior to signature on the final plat by the Meridian City Engineer. 3. Submit three (3) copies of a revised landscape plan (also include an 8 '/z" x 11" reduction) prior to signature on the final plat with the following additions or revisions: a. Per Preliminary Plat Finding No. 5, include a detail of the proposed playground equipment to be installed on the tot lot and also, details for the proposed storm drain pond. b. The trees depicted along the 30-ft. wide micro-path on Lot 2, Block 1 need to be removed because of the underground sewer line running through there. Also, allow for a minimum of 5-ft. of grass between the pathway and fence. c. Reduce the fence height to 4-ft. adjacent to the proposed park azeas on Lot 9, Block 9, and Lot 11, Block 6. d. Include fencing on west and south sides (perimeter). 4. Per the Preliminary Plat Findings, all fencing adjacent to the proposed pazk lot (Lot 11, Block 6} shall be a maximum. of 4-feet in height. Perimeter fencing and micropath fencing is approved as shown on the fencing plan. Temporary construction fencing to contain debris shall be installed along the southern boundary of this phase unless fencing already exists in this location or at the subdivision boundary. FP-0}O55 'lluranY Village gub1.PP Planning & Zoning Commission/Mayor & City Council Heazing Date: December 16, 2003 Page 3 All fencing shall be reduced to three feet in height within twenty feet of the right-of--way 4. Street signs aze 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, irrigation, 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. 5. 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. Applicant shall execute City of Meridian standazd forms of easements, for any mains that are required to provide service. 6. Complete the Certificate of Owners and accompanying Acknowledgment prior to signature on the final plat. 7. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year storm event. 8. 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. 9. Revise or add the following notes to the face of the plat: (5.) Revise note to read: "Building setbacks and dimensional standards in this subdivision shall be in co~liance with Conditional Use Permit (CUP-03-0291 which allowed for reduced setbacks lot sizes and lot frontages " (11.) Revise note to exclude Lot 1, Block 7 (this is a buildable lot) and Lot 1, Block 1. Revise note to include Lot 2, Block 1; Lot 1, Block 2; Lot 2, Block 3; Lot 1, Block 4; Lot 2, Block 5; Lot 1, Block 6; Lot 11, Block 6; and Lot 1, Block 8 as non-buildable lots. 16 Add note: No buildingpermits shall be issued on any lots in this subdivision until the provisions of the recorded Development Agreement Instrument No. 103181093 have been fulfilled as determined by the City of Meridian. '11awnY Village Sub1.FP FP-03055 Planning & Zoning Commission/Mayor & City Council Hearing Dater December 16, 2003 Page 4 17. Add note: Any drama eg areas (detention/retentionbasies) must be des;gned to ensure that water will percolate or discharee within a period of time not to exceed 24 hours for all storms uo to and including a 100-year stone event 18. Add note: Fencing adiacent to pathways within the subdivision shall be no greater than four feet in height if constructed of a solid. sight obscuring material 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. Add `Unplatted" notation adjacent to the south of Block 5, and west of Block 9. 12. Add the symbol of the "Found 5/8" Rebar" to the plat legend. 13. Change the year of platting to "2004." 14. Increase the width of the public utilities, drainage and irrigation easements that are graphically depicted on the plat to 8-feet, and add one along the east side of Lot 3, B1ock5. 15. StafFs failure to cite specific ordinance provisions or terms of the approved preliminary plat or conditional use permit does not relieve the Applicant of responsibility for compliance. GENERAL REOUIltEMENTS 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 owners), 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 are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Departmern prior commencing installations. FP-03065 ~~„y y~q~ Sub~.Fp Planning & Zoning Commission/Mayor & City Council Hearing Date: December 16, 2003 Page 5 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. 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. 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 Village Subdivision No. 1 with the above stated comments and conditions. FP-03-O65 7Lamry V~lege SubI.FP