Staff Report Messina Meadows No. 5 FP - CCSTAFF REPORT
HEARING DATE: May 6, 2014
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
208-884-5533
C > E IDIAN--
IDAHO
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-018 —Messina Meadows No. 5
I. APPLICATION SUMMARY
The applicant, Tuscany Development, Inc., has applied for final plat approval of fifty-two (52) single-
family residential building lots and six (6) common/other lots on 18.72 acres of land in the R-8
zoning district. This is the final phase of development proposed for the Messina Meadows
Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Messina Meadows Subdivision No. 5 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.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-018 as presented in the staff report for the hearing date of May
6, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-018, as presented during the hearing on May 6, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-018 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located north of E. Amity Road and west of S. Eagle Road in south 'h of Section 29,
Township 3 North, Range 1 East.
B. Applicant/Owner:
Tuscany Development, Inc.
P.O. Box 344
Meridian, Idaho 83680
Messina Meadows No. 5 FP -14-018 PAGE 1
C. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer, #200
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat depicts fifty-two (52) single-family residential building lots and six (6)
common/other lots on 18.72 acres of land. The gross density of the proposed subdivision is 2.78
dwelling units per acre with a net density of 4.61 dwelling units to the acre. The average lot size
9,453 square feet. All of the lots comply with the dimensional standards of the R-8 zoning district.
The proposed open space consists of the Amity Road street buffer, 8 -foot wide parkways adjacent to
the local streets, a micropath and three (3) passive open space lots. Two of the three passive open
space lots will be developed with a 10 -foot wide multi -use pathway. Overall open space totals 2.44
acres which is approximately 13.03%. The proposed open space is consistent with the overall project
open space.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found it to be in substantial conformance per UDC 11 -6B -3C as the number of buildable lots is fewer
and the amount of open space has increased.
VI. SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ -05-017), development agreement
(#106017065), preliminary plat (PP -05-019), conditional use permit (CUP -05-026), final plats
(FP -05-076, FP -06-036, FP -12-002 and FP -13-015) and Council time extension (TEC -11-003)
for this development.
2. The applicant has until December 3, 2015 to obtain City Engineer's signature on the final plat or
apply for a 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. The final plat prepared by Land Solutions, stamped on March 28, 2014 by James R. Washburn
shall be revised as follows:
a. Note #10: Insert the encumbered Lot and Block numbers.
b. Note # 14: Insert recorded instrument number.
5. The landscape plan prepared by The Land Group, dated April 2, 2014, shall be revised as follows:
a. If the unimproved right-of-way along Amity Road is 10 feet or greater from the edge of
pavement to edge of sidewalk or property line, and street widening project is not in the
transportation authority's five year funded plan, the portion of Lot 1, Block 33 adjacent to
Amity Road shall consist of a 10 -foot wide compacted gravel shoulder meeting the
construction standards of the transportation authority and landscape the remainder with lawn
or other vegetative ground cover in accord with UDC 11 -3B -7C.5. Coordinate with ACRD
on the ROW landscape improvements.
b. Extend the 10 -foot multi -use pathway and landscaping to the northwest boundary of Lot 25,
Block 10. The pathway landscaping shall meet the standards set forth in UDC 11-3A-8 and
UDC 11 -3B -12C (one tree per one hundred (100) linear feet ofpathway).
Messina Meadows No. 5 FP -14-018 PAGE 2
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. 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.
7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. Prior to final plat signature, 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.
10. Prior to signature on the final plat, a public pedestrian easement for the multi -use pathway along
the Ten Mile Creek shall be submitted to the Planning Division of the Community Development
Department, approved by the City Council and recorded.
11. The applicant shall comply with the submitted home elevations approved with the preliminary
plat.
12. Applicant shall be required to dedicate an easement for the installation and operation of the future
sanitary sewer trunk extension, from the end of South Zopira Avenue in Lot 12, Block 34, to a
point near the 'A section line. The easement widths and locations shall be coordinated with the
Public Works Department.
13. Applicant may be eligible for reimbursements of a portion of the expense of installing the
sanitary sewer trunk line through this development per MCC 8-6-5.
14. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
15. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6.
16. The approved planned unit development (CUP -05-026) requires specific conditions to be met for
the Stark property (parcel's #S1129438700 and 51129438455) as follows:
a. The future home on Lot 8, Block 33 shall be a single level with a bonus room allowance.
All dormers must face east and the windows would be designed for first floor only on the
west side and the garage will be constructed on the same setback as the driveway 5 to
north property line of Lot 8, Block 33.
b. The future homes on Lots 9 and 10, Block 33 must have all dormers face east and the
windows would be designed for first floor only on the west side.
c. A 6 -foot solid vinyl fence will be placed on the east, north and west side of the property
and the north side will be designed with a berm if needed to mitigate headlights. At a
minimum the fencing must be installed 10 -feet south of the northern property line in
accord with UDC 11-3A-7.
d. Provide a minimum of one pressure irrigation stub from each side of the Stark property
which would be the north, east and west property lines.
Messina Meadows No. 5 FP -14-018 PAGE 3
e. Provide a sewer and water stub to the property line from Messina Meadows to the north
property line of the Starks property.
If any of these conditions cannot be met as a result of an outside agency and/or the Developer
and the Starks modify the terms noted above, the applicant shall modify the approved
conditional use permit in accord with UDC 11 -5B -6G.
VII. GENERAL REQUIREMENTS
1. 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, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior
to final plat signature. This surety will be verified by a line item cost estimate provided by the
owner to the City. The applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Please contact Land Development Service for more information at 887-
2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-5C-1.
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Messina Meadows No. 5 FP -14-018 PAGE 4
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
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. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above.
16. The applicants 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 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.
17. 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.
18. 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, which must include the location of any existing street lights.
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. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. 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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
Messina Meadows No. 5 FP -14-018 PAGE 5
23. 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, a single -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
development plan approval.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP -05-019)
C. Proposed Final Plat (dated: 03/28/14)
D. Proposed Landscape Plan (dated: 04/02/14)
Messina Meadows No. 5 FP -14-018 PAGE 6
Exhibit A — Vicinity Map
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Vicinity Map , °Miles
Messina Meadows No. 5 FP -14-018 PAGE 7
Exhibit B — Approved Preliminary Plat (PP -05-019)
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Exhibit C — Proposed Final Plat (dated: 03/28/1
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Messina Meadows No. 5 FP -14-018 PAGE 9
Exhibit A — Proposed Landscape Plan (dated: 04/02/14)
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