HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
KeRh Bird
Wlllfam L.M. Nary
Shaun Wardle
Charles M. Raurdree
~,
CITY OF
Cri~i~-n
Il IDAHO
LEGAL DEPARTMENT
(208) 4869272 ~ Fax 468.440.5
PUBLIC WORKS
BUILDING DEPARTMENT
(ZOS) 887-2211 ~ Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 8845533 ~ FAX 8BB-6854
STAFF REPORT: Hearing Date: 7anuary 20, 2004
R~ECEIV~~
To: Mayor, City Council and Planning & Zoning Commission
'Qq JAN 1 6 2004
From: Sonya Allen, Assistant City Planner u
Bruce Freckleton, Senior Engineering Tech City Of Meridian
City Clerk Office
Re: Tuscany Village Subdivision No. 2
Final Plat approval of Seventy (70) Single-Family Residential
Building Lots and Four (4) Common Lots on 14.55 Acres in an R-8 Zone, by
Tuscany Development, Inc. (File No. FP-03-071).
We have reviewed the above referenced submittals and oft'er the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by matioo of the Meridiau City Council:
APPLICATION SUMIYIARY
The applicant, Tuscany Development, Inc., has applied for Final Plat approval of 70 single-
family residential building lots and 4 common lots on 14.55 acres of land for Tuscany Village
Subdivision No. 2. This subdivision will have a gross density of 4.8 d.u./acre with a net density
of 6.2 d.u./acre.
The common lots within the subdivision consist of landscapeJdrainage/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.
Mayor & City Council
Hearing Date: January 20, 2003
Page 2 of 5
Staff recommends approval of the final plat for Tuscany Village Subdivision No. 2, with the
comments and conditions stated in this report.
LOCATION
Phase II of the proposed subdivision is located south of phase I, approximately 650' south-west
of the imersection of S. Locust Grove Road and E. Victory Road, in the NE '/< of Section 30,
T.3N., R1E.
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
Applicant is to meet all teens 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 year-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-poim connection is utilized, the developer
shall be responsible for the payment of assessmerns for the common areas 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 '/2" x 11"
reduction) prior to signature on the final plat with the following additions or revisions:
a. Reduce the fence height to 4-ft. adjacem to the open space area on Lot 9, Block 9
per Preliminazy Plat Finding No. 4.
b. Include perimeter fencing on west and south boundaries of subdivision per
Preliminary Plat Finding No. 4.
c. Include comours on Lot 9, Block 9 for the drainage area. Also, change sod to
seed in drainage azea. (All areas being counted toward the 10% open space
amenity shall be free of "wet ponds" or other such nuisances.)
FP-03-071 Tuscany Village Sub2.FP.doc
Mayor & City Council
Hearing Date: January 20, 2003
Page 3 of 5
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,
irrigation, and landscaping shall be installed and approved prior to obtaining certificates
of occupancy. A letter of credit or cash surety in the amourn 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 Departmern. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
6. Complete the Certificate of Owners and accompanying Acknowledgmern
7. Any drainage areas (deternion/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. Add or revise the following notes on the face of the plat:
(10.) Revise note to exclude Lot 33, Block 6, as a drainage lot. (Add this lot and block
to note #11).
14. No building_permits shall be issued on any lots in this subdivision until the
15. Fencing adiacent to pathways must be no sreater than four feet in height if solid
sittklt-obscuring material is used.
10. Revise lot numbering on Block 6, there are two #35's shown.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. Increase the width of the Public Utilities, Drainage and Irrigation Easements to (8')
eight-feet across the north side of Lot 2, Block 9, Lot 15, Block 8, and Lot 28, Block 6, and
the east side of Lot 13, Block 9, and Lot 7, Block 5. Graphically depict (8') eight-foot wide
FP-03-071 Tuscany Village Sub2.FP.doc
Mayor & City Council
Hearing bate: 7anuary 20, 2003
Page 4 of 5
Public Utilities, Drainage and Irrigation Easements adjacent to the east line of Lot 10, Block
5, and Lot 6, Block 10, and the north side of Lot 2, Block 11. These azeas all have
pressurized irrigation transmission mains within them.
12. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary plat
or conditional use permit does not relieve the Applicarn of responsibility for compliance.
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 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. One-hundred-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 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 statemern certifying
that all street finish centerline elevations aze set a minimum of three feet above the
highest established normal groundwater elevation.
6. Coordinate fire hydrant placemern 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.
FPA3-071 Tuscany Village Sub2.FP.doc
Mayor & City Council
Hearing Date: January 20, 2003
Page 5 of 5
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Tuscany Village Subdivision No. 2 with the
above stated comments and conditions.
FP-03-071 Tuscany Village Sub2.FP.doc