Loading...
Staff ReportSTAFF REPORT Hearing Date: TO: FROM: May 7, 2013 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~- lDAHO Bruce Freckleton ,Development Services Manager 208-887-2211 SUBJECT: FP-13-015 -Messina Meadows No. 4 Final Plat I. APPLICATION SUMMARY The applicant, Tuscany Development Inc., has applied for final plat approval consisting of thirty-six (36) residential lots and six (6) common lots on approximately 10.52 acres of land. This is the fourth final plat proposed for the Messina Meadows Subdivision. The proposed subdivision is zoned R-8 (Medium- density Residential District). The gross density proposed with this phase is 3.33 dwelling units to the acre with an average lot size of 9,633 square feet. All of the lots proposed in this phase are for single-family detached homes and comply with the dimensional standards of the R-8 zone. The proposed open space (0.25 acres) consists of parkways in various widths along the planned local streets. The proposed open space is consistent with the open space approved with the Messina Meadows preliminary plat. Further, the proposed final plat is consistent with number of buildable lots and the amount of open space approved preliminary plat in accord with UDC 11-6B-3C. The site is located north of E. Amity Road midway between S. Locust Grove and S. Eagle Road in the northeast'/4 of southwest'/4 of Section 29, Township 3North, Range 1 East. II. HISTORY OF PREVIOUS ACTIONS • The annexation (AZ-OS-017), preliminary plat (PP-OS-019) and conditional use penmit/planned development (CUP-OS-026) for Messina Meadows was approved by the Meridian City Council on July 26, 2005. A development agreement (DA) was required with the annexation of the property (#106017065). The preliminary plat consists of 491 residential lots, 67 common lots and 1 park lot and the CUP allowed for reduced lot frontages, lot sizes and setbacks. • The City Council approved the final plat (FP-OS-076) for the first phase on February 7, 2006 and the City Engineer signed the plat on October 30, 2006. Phase 1 platted with 310 residential lots and 49 common lots on 88.09 acres. • Messina Meadows Subdivision No. 2 (FP-06-036) was approved by City Council on August 15, 2006. Phase 2 platted with 70 residential lots and 6 common lots on 14.47 acres. • Messina Meadows Subdivision No. 3 (FP-12-002) was approved by City Council on February 7, 2012. Phase 3 consists of 18 residential lots and 2 common lots on 5.23 acres. III. STAFF RECOMMENDATION Staff recommends approval of Messina Meadows Subdivision No.4 final plat subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. Messina Meadows Subdivision No. 4 - FP-13-015 PAGE 1 IV. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved annexation (AZ-OS-017), development agreement (#106017065), preliminary plat (PP-OS-019), conditional use permit (CUP-OS-026), final plats (FP-OS-076, FP-06-036 and FP-12-002) and Council time extension (TEC-11-003) for this development. 2. The applicant has until August 4, 2013 (or 2 years from the date the City Engineer signs the most recent plat) to obtain City Engineer's signature on the final plat or apply for another time extension in accord with UDC 11-6B-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Revise the notes on the face of the plat prepared by Land Solutions, prepared by Clinton W. Hansen, prior to signature on the final plat by the City Engineer, as follows: • Add a note that references DA instrument #106017065. • Note #9: remove Lot 15 and insert Lot 14. • Note # 14: Include the recorded license agreement with ACHD for the landscape improvements within the right-of--way (8 foot parkways).The note must address who is to maintain those improvements. • The plat shall be stamped and signed by the surveyor. 5. The applicant shall comply with the submitted landscape plan prepared by The Land Group, dated Apri12, 2013 with the following changes: • Common Lot 20, Block 14, Lots 6 and 12, block 16, Lots 8 and 14, Block 17 and Lot 1, Block 31 must be landscaped as proposed. All landscape improvements proposed for said lots must be installed prior to releasing occupancy for any homes constructed within the subdivision. • The 8-foot parkways along E. Mount Etna Drive, S. Zisa Avenue and S. Maesaia Way may be installed at the time of lot development as set forth in UDC 11-6C-3H. Said parkways shall be planted in accord with UDC 11-3A-17E and UDC 11-3B-7C. NOTE: Some of the street trees are unable to be installed within the proposed parkways due several ACHD seepage beds. The required street trees must be installed within the adjacent buildable lot as indicated on the submitted landscape plan. Provide three (3) full size copies of landscape plan with the aforementioned changes prior to obtaining City Engineer's signature on the final plat. 6. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information. 7. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Temporary construction fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision and/or provide written documentation that scheduled trash pick-up will occur during construction of the proposed development. 8. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. Messina Meadows Subdivision No. 4 - FP-13-015 PAGE 2 V. GENERAL REQUIREMENTS Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 3. Street signs are to be in place, water system shall be approved and activated, sewer line shall be installed and passed air test and video inspection and final plat recorded prior to applying for building permits. 4. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted sanitary sewer prior to signature on the final plat. 5. All development improvements, including but not limited to water and sewer, shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11- SC-1. 6. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 7. 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. 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 existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 13. Any existing septic systems within this project shall be removed from service per City Ordinance Messina Meadows Subdivision No. 4 - FP-13-015 PAGE 3 Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 14. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 15. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. 16. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 17. The applicant's design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or the ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 18. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. VI. EXHIBITS A. Vicinity Map B. Messina Meadows Subdivision (PP-OS-026) C. Proposed Final Plat D. Proposed Landscape Plan Messina Meadows Subdivision No. 4 - FP-13-015 PAGE 4 Exhibit A -Vicinity Map Messina Meadows Subdivision No. 4 - FP-13-O15 PAGE 5 Exhibit B -Messina Meadows Subdivision (PP-OS-026) ._ _ __~. _ . ,- ,, > i~ ~ k i T - . ranw ~uw.a .~>• / ,~. ~ ~ ~. ~~ ~u iaa ~1~Ywlwrri ~ ~, wnwu~a "! ' .~ ,~ / ..,..,. a ~. ~ / s ~ w.rrw~ r '.511 ~l y-:c-r-~ ~a~ ~j y ~ `~p _ ~M~ ~. 1 ~- ~..~ ~k . ~C tip.,,' ~ ~.~-F_.-. Yle ~ ~~.'~~' ~. ' ~"~~ `~ ~ ~ ~. ~~~ 1 ~~ ~a~. . , r \. t I K `' ~ VV1 IF _I ~ 4 r '1 '` . ~~ - ~ ~- ~; * l F ~~ _ , - ~ .,, t ~ ~ \~ ~ ~ E I I 34IIO ~E ~~~ • I ~n ~ ~ a , ~ ~~~ ,~ r ,. --~ ,~ ''R ~ ~ ,,, CY ~ T ( T T ~ }~' ,...,fr-ter _ i_ .-. I .k., ' r`.-s'r'_tS'--.'.u-+-.`~ ~ ~ ,~ 'I ~' nnsemrw.nu ~~ i t ~F ? '.. .~ L,. _i, 4 .. I ~ 1 '~."~ i L ~ I ' ceonff~'~." rwanln ar vut 4tpII ~ .._ ~ .... _.. - ~ ~ ~ ~... .-~~ ~ Rsr slb~s ewrcvw i a xmrx anal BLARIllre4Ma ago QVl ~ •- •..•_ •.. Messina Meadows Subdivision No. 4 - FP-13-015 PAGE 6 Exhibit C -Proposed Final Plat IECfPD • wviw uraavowrm~ru w«w u U+~tµ ..ww~+ti. non ~ .nr~n~w situ w ® .ouw wsswwrairar uwnw~orowr -__ uuv.w ' -__- wwew KAA:MIM tOIIIR RANGE I EAST. 801SE MERIDIAN, MERIDIAN, ADA COIRJTY, IDAHO 2013 - - M4MNruHrsxo~d - O - iw.caase - r~ ».un.:a..~mcrs..w,n~wxwwu.~wa.w.~.a~ rnw~r".°..usr~+wa.v~Oraw ~+w..w,.c,.c.u.~ww. Es a,arwws+~,..eawunkaw~nr .ux.., !w ww.`~awrewu.u.a.~N..+`~"« . *wuw. on ~ M~ ~~..~ .~,fl....,.`..r~ ww+~*'+wgnu.xgq...uoti ~a`.,rw®..n....o~snw...~..a,rrv....~e. .wKa ~".ec rYm.r ~ aw~r. ~. m..w„nss+R u.w ~ .~"`r+ou+~`u~ntiir+.um...owm.v~wo...ow*.ru.~«iw w~++:"wrmw.w:w».e,aaY,wr ~ ... m+.s ~bw a.eo. ra.~oa M. i~ ~AeY es ~ ~ :: rowmr .svra.n.mmo .~axnE~w w aaw-ru .~ w ~ w ~+ + + u n nw V,x naa.ro a.w .+ « ~tN1 114 WSWYCneVYW MSxxftNl4Yrtw'w~ y pr ~ ~m u _ ~y1p~ y ~ o ~ ~i~ 1M~Mr ~ «MM^~~iM' M V M~ ~ Mt IH ~.+Wro.MI wv, ~lW y ~ ~~~M.tW [•/WIM+MMUn ~wnawgtu ~wYa W_va ~~ysW~~ ~~ ~ M ~~ Mr . ~ y ~ p K rsx+7r+Y~gM MK+eW«qMY.n ~6~N h l 4 'n rxMSVSan~nH UUa4'~+r+* riw n wa.wn+lo.oY.ulnwrn. ~ 4 Wb t p ~~ py ~~1 lt~ p ~. p ~ g ~oJlafM~y,y,~~y~,y,~y RY.R~FM,MIMMMn M~ ML .FrY.M N IK . M . i ~ ay y ~ ~ p W~'~~t ~~i~Nn~~ellW~T.4~YH~ri l1! i1.t~.[~ p~v y~ ~M1 rgp~y~c~y~µ p . ~ y e ~ ~p K~w' y + ~ } ' ~ ~ r4Myq~rpeA.ep~to Mt~Ilt~gNblKMiM01M+.w.Ta,n ,us~y wr~RWMM1 YYLN Jw 6fW M~OA~I4 6 N6 µN.AlIIIItt.v IBKw1bu i0Y IP 3 CGF VY s •. Y~~ ~~w°"^+y O ww~~~R ~~ .rr. SFI[iT 1 Of 3 Messina Meadows Subdivision No. 4 - FP-13-015 PAGE 7 ~!~ ~i '~' 1 ,. ,~.. ~.~, K. M.. .... ~ r.~ p!9ka, CNwletloru:,... . S i R, a. ~i~i m. a. ax u. - rs , a .~ ..sm. w, m~.e -w ~ .......,._.. ~., n a ,~ ,~ t ,. .a $ ~~ ~~ ,a ~ ~~ ~ FhN. PlalllWas m..:& `~ % m _ .r ..°~.. .r ~ ~ ,~ ~ - ~~ ;~; } ~. b> ,ti ~ j ¢~g{Tree poles p ~ i^ a«K~ b ~ eSdiQlen~aee P~ N~ _ 2 a _~ i ~ i - _ - vw. msv~n w.~ua> um~a.a quo wv xnern~ waw ~mt~~n wnw. t~l~u~~a5w \ 1 t i •Mrow a~rRVi nMran~urt tlm N..rti[ #_.. e d c ' DlCbW 1N! al ~. ©~~d~.. x'181 .~,.~.,..~ U .( Messina Meadows Subdivision No. 4 - FP-13-015 PAGE 8