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HomeMy WebLinkAboutStrada Bellissima Sub AZ RECEIVED DEC 1 7 2004 City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL P & Z Commission Date of Recommendation: November 18, 2004 Project Name: Strada Bellissima Subdivision Case No(s): AZ-04-028, PP-04-038, CUP-04-047 Applicant: Pinnacle Engineers, Inc. Transmittal Date: December 16, 2004 A. Recommendation: Approve with conditions (all ayes - all applications) B. Summary of Public Hearing: I. In favor: David McKinnon (Applicant's Representative) 2. In opposition: None 3. Commenting: None 4. Staff presenting application: Steve Siddoway C. Key Issues of Discussion by Commission: I. Fire Department water supply 2. Potential for cut-through traffic to Bear Creek through Strada Bellissima 3. Future traffic light at Victory/SH-69 4. Cross access to the outparcel in the southeast comer D. Key Commission Changes to Staff Recommendation: I. Modify the street names referenced in the staff report to reflect the street names referenced in the ACHD report. (There were two different versions) 2. The minimum lot ITontage was reduced ITom 79 feet to 76 feet. 3. The width required around the cul-de-sac islands was widened ITom 29 feet to 33 feet, and the requirement for a turn-around at the east end of Galvani was deleted, per the Fire Marshall's request. E. Outstanding Issue(s) for City Council: 1. Parking Area Design: One of the conditions was for the applicant to meet with staff to refine the parking area design regarding planters, drive aisles, and trash enclosures prior to the Council hearing. The applicant has complied with this requirement and revised the site plan accordingly. 2. Central District Health: Central District Health did not provide comments on this application. Staff has attached Central District Health's standard conditions as Exhibit E. 3. Revised Plans: The applicant submitted a revised CUP site plan for staff review and staff finds that the revised site plan does comply with the conditions of approval as recommended by the P&Z Commission. At this time, the required 10 sets of revised plans (plat, site plan, landscape plan) have not been submitted by the applicant to the Clerk's office for distribution. However, the applicant has committed to submitting them today (Friday) for distribution with Council packets. Staff will review them for consistency prior to the Tuesday Council hearing. 4. Easement: Site Specific Condition #5 of the Preliminary Plat requires easements for the street buffers and the buffers between land uses. The applicant has agreed to plat the easement for the street buffer, but would prefer not to plat an easement for the buffers between land uses. The buffer would still be constructed per the plans, but the easement would not be added to the plat. Staff is OK either way as long as the buffer is built. If the Council concurs with the applicant's request, the last sentence of Condition #5 should be modified as follows: "Also construct a 20-foot landscape buffer between land uses around the outparcel and behind the lots along Alfani Street." 5. ITD Conditions: Staff just received a copy of IT D's updated conditions of approval in a letter dated November 26, 2004 and addressed to the applicant. The Council should reference this letter as additional conditions of approval for the project. The letter is attached as Exhibit G. F. Preliminary Plat/CUP Site Plan 1. Date of Preliminary Plat reviewed by Commission: May 14, 2004 2. Date of CUP Site Plan reviewed by Commission: May 14,2004 3. Date of Landscape Plan reviewed by Commission: May 14, 2004, with a revision date of September 15, 2004. G. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Annexation & Zoning Exhibit B - Preliminary Plat Exhibit C - Conditional Use Pennit Exhibit D - ACHD Conditions Exhibit E - Central District Health Department Conditions Exhibit F - Irrigation District Conditions Exhibit G - Idaho Transportation Department Conditions EXHIBIT A Annexation & Zoning Strada Bellissima Subdivision (File AZ-O4-028) ANNEXATION & ZONING COMMENTS 1. The Plannine & Zonine Commission recommends aooroval of the 20% Use Exceotion reQuested bv the aoolicant for the office uses located alone Meridian Road. EXHIBIT B Preliminary Plat Strada Bellissima Subdivision (File PP-O4-038) [P&Z Commission approved additions shown as underline. Recommended deletions shown as ~.] SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT 1. 2. All conditions of the accompanying Conditional Use Pennit application shall also be considered conditions of the Preliminary Plat. The applicant shall dedicate to the Ada County Highway District's (ACHD) the prescriptive right-of-way along Victory Road and show the new property line location on the plat. 3. The subdivision shall have at least 5% open space per Ordinance 12-13-16. 4. The applicant shall construct Appia Street with a cul-de-sac or knuckle at the south end. 5. Add an easement along Victory Road for the landscape buffer along the south end of Lot ~ 1, Block 2. The width of the easement shall be 30 feet ITom edge of right-of-way, which provides for 20 feet of landscaping and the 10-foot asphalt path-similar to what is already shown for Lot II, Block 8. Also plat a 20-foot easement for a buffer between land uses around the outparcel and behind the lots along Da' "¡Rei Alfani Street. 6. The buffers between land uses shall include one tree per 35 lineal feet and a six- foot fence. 7. 'The awlieaat shall wark y;itH .^.CIlD 8.fIè City staff la eaFfee! tile eoRd¡tiaRs ÌR fue .'<GIlD FØf!ert la ffiMefl eRe siRgle plat. The FB\1Sed FefJert _lOt be pra\1ded Ilt le6!st tHe ilCe!fs pRe/' te tile Ce1fficilheaflRg se lliat tile eaFfcet eeRdit¡aRs can be placed iRlae ReeaH1flleRdaticRla Geuflcil. Staff will correct the streel names in the conditions of approval to match the plans received bv ACHD and the Fire Department. 8. Applicant has indicated that the stonn drainage will be conveyed to subsurface disposal systems. Any modification ITom this concept shall be subject to review by the Planning & Zoning and Public Works Departments. 9. The landscape plan submitted with the final plat shall be modified per the following: 10. II. 12. . Detach the 10- fool wide pathway along Victory Road in the landscape buffers. Show the micropath on Lot 17, Block 2. . Sanitary sewer service to this site shall be via main line extensions ITom an existing main approximately \4 mile north near the Elk Run Subdivision. The applicant will be responsible for constructing the mains to and through this proposed development, thereby making them available to adjacent properties. The subdivision designer is responsible for coordinating main sizing and routing with the Public Works Department. Water service to this site shall be via main line exlension ITom an existing water main north of the site along the easl side of SH-69 and bored under Ihe highway and looped into the existing. Bear Creek water service. The applicant will be responsible for constructing the mains to and through this proposed development, thereby making them available to adjacent properties. The subdivision designer is responsible for coordinating main sizing and routing with the Public Works Department. The applicant has indicated that the pressurized irrigation system within lhis development will be owned and operated by the Nampa & Meridian Irrigation District. Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12-5-2.N). The City of Meridian requires thaI pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The Applicanl 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 counection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by Ihe City Engineer. 13. A detailed fencing plan shall be submitted with the application for final plat. A 6- foot solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing Ihal such a fence is not required. Applicant shall address intended fencing design al the public hearings. 14. In accordance with MCC 12-13-10-8, Applicant shall provide 5-foot detached sidewalks adjacent to Meridian Road (SH-69). Applicant shall construct a detached len-foot wide asphalt or concrete path, in lieu of a sidewalk, adjacent 10 Victory road. Applicant shall also provide 4-foot detached sidewalks internally, as proposed. IS. The applicant shall be responsible for payment of and the actual physical sanitary sewer and domestic water connection for the exisling house. 16. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. All drainage facilities (detention/retention basins) must be designed to ensure that water is retained only during 100-year stonn events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall nol 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 conslruction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established nonnal groundwater elevation. 17. The applicant shall be required to submit a master grading and drainage plan as part of the development plans for the subdivision. This plan will be reviewed and approved as part of the plan review process. GENERAL COMMENTS-PRELIMINARY PLAT 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to confonn. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Any pathways or micropaths within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 5. A detailed landscape plan, in compliance with the Landscape Ordinance and conditions of the preliminary plat, shall be submitted for the subdivision with the final plat application. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-10-8. 7. 250 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 detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit ITom the Public Works Department prior commencing installations. 8. 9. 10. 11. 12. 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 owner's), 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. Any tree over 4" in caliper that is removed ITom 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 are removed. Developer shall coordinate mailbox locations with the Meridian Post Office. Any existing domestic wells and/or septic systems within this project will have to be removed ITom 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. 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. EXHIBIT C Conditional Use Permit Cedar Springs Place (File CUP-O4-048) [P&Z Commission approved additions shown as underline. Recommended deletions shown as ~.] SITE SPECIFIC CONDITIONS (Conditional Use Permit) 1. Applicant shall meet all of the requirements of the annexation and preliminary plat as a condition of the Conditional Use Permit. 2. The applicant shall construct a detached 10-foot wide multi-use pathway along the north side of Victory Road. Construction materials may be either concrete or asphalt. The pathway shall stub in alignment with the detached along Bear Creek Subdivision. 3. The amenities that will be required for this planned development are: a micropath and bus stop location; an open space plaza; a tot lot; and detached sidewalks with street trees as depicted on the approved plan. 4. The project shall confonn to the modified dimensional standards, as follows: . Minimum lot ITontage: :¡.f) 76 feet 5. The proposed street buffers along Meridian Road and Victory Road shall be planted with the initial subdivision improvements and shall not wait for developmenl of the office lots. The buffer between land uses shall be planted with the parking lot improvements. All required buffers shall be maintained jointly by the business-owners and/or home-owners associations. 6. The applicant shall meet with staff to refine the parking area design regarding planters and trash enclosure layout prior to meeting with City Council. 7. A cross access agreement shall be provided to the outparcel (SI224449600) ITom the parking area on Lots 2 and 3, Block 2. 8. The uses in the L-O use exception areas shall be governed by the Schedule of Use Control for the L-O zone. 9. Six foot tall vinyl fencing shall be required, as proposed, to match Bear Creek's fencing. 10. All homes, whether new or existing, shall take access internally ITom the subdivision and not ITom adjacent section line roads. The applicant has indicated that only the home on Lot 10, Block 10 will remain. structures-houses and outbuildings-shall be removed. All other existing II. The applicant shall submit 10 copies of a revised plat, site plan, and landscape plan to the Clerk's office at least 10 days prior to the next public hearing on this project. FIRE DEPARTMENT CONDITIONS 1. Provide adequate room for fire trucks 10 make a three-point turn on Lot 10, Block 7 and depict this area with an easement on the plat. 2. Any house larger than 3,600 s.f. including garage shall have a water flow of 1,500 g.p.m. available to the site. 3. The cul-de-sacs at the end of Napeli Appia and Jiovanni shall be widened to at least ;W 33 feet around the island on the east and west sides and at least 33 feet on the north side. The applicant shall comply with Section D. 103.4 of International Fire Code regarding dead-end streets. ~. f. Fire DCfJt. rum IH'eUflà '",ill Be Feljaired at the eaat eoo at Gal\'afli, wfter-e it eaters làe ¡¡fRee area eE Leta ( EIfIà 7, Bleek 2. 5. A master address identification plan must be worked out with the Fire Department prior to submittal of the final plat. 6. No street grade shall be steeper than 10% per Code D.l 03.2. 7. Modify the site layout on Lot 2, Block 2 to reduce the length of the dead-end parking area. Coordinate with Fire Marshall, Joe Silva, 888-1234. 8. If Maestra access point onto SH-69 is denied by lID, the commercial drive will need to be a private street with addressing, or Maestra will need to be constructed as emergency access only. 9. One and two family dwellings will require a fife-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. International Fire Code Appendix D 10. Acceptance of the water supply for fire protection will be by the Meridian Water Department. II. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 \1," outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydranls shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 12. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. 13. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 14. Provide a 20' wide Fire Lane for all intemal & external roadways. 15. Operational fIre hydrants and temporary or permanent street signs are required before combustible construction begins. 16. Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed an average of300' apart. 17. The proposed 90-10t subdivision with an estimated 2.9 residents per household would have a total estimated population of261 residents at build out. 18. The 14 office!commerciallots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 19. 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 defmed as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 20. Maintain a separation of 5' from the building to the dumpster enclosure. 21. Provide a Knoxbox entry system for the complex. 22. Paint the curb red and provide signage "No Parking Fire Lane". Verify locations with Fire Marshall, Joe Silva, 888-1234. 23. Provide exterior egress lighting as required by the International Building & Fire Codes. SANITARY SERVICES CONDITIONS 1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the next public hearing. There is a concern that there are insufficient proposed enclosure locations and may require modifications that could impact your site design and may require a revised site plan. 2. Please contact Bill Gregory at SSC (888-3999) when applying for a certificate of zoning compliance for detailed review of your proposal and submit stamped (approved) plans with your application. PARKS DEPARTMENT CONDITIONS 1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C. 2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect ITom one major arterial to another, and either ao easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. 3. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance will be followed. 4. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance will be followed. IDAHO TRANSPORTATION DEPARTMENT (lTD) CONDITIONS 1. Required right-of-way for SH-69 shall be either A: 120 feet ITom centerline to include a ITontage road, or B: 70 feet ITom cenlerline if the developer provides an internal ITontage road type system to feeder roads. 2. The applicant shall construct a deceleration lane at the developer's expense. EXHIBIT D Ada County Highway District Conditions Strada Bellissima Subdivision (File AZ-O4-028/PP-O4-038/CUP-O4-047) Site Specific Conditions of Approval 1. Construct all of the internal, local streets (except for Alfani Street, Galvani Street and Maestra Street) as 36-foot street sections with rolled curb, gutter, and 4-foot detached concrete sidewalks with 5-foot planter strips within 50-feet of right-of- way, as proposed. 2. Construct Alfani Street ITom the subdivision entrance on Victory Road to Galvani Street (first intersecting street) with vertical curb, gutter, and 5-foot concrete sidewalks, as proposed. Provide a 21-foot street section on each side of the proposed landscape island. 3. Construct Galvani Street (ITom Alfani Street to commercial driveway) to a commercial street standard (base & pavement depth) with vertical curb, gutter, and 5- foot concrete sidewalks. The street may be constructed to the width of a residential street (36-feet back of curb to back of curb). Galvani Street shall be signed for "No Parking." 4. If the Idaho Transportation Department approves the location of Maestra Street, construct Maestra Street ITom Meridian Road to Alfani Street as a commercial half-street with no landscape island at the intersection ofMaestra Street and Meridian Road. Maestra Street shall be constructed to commercial street standards (1/2 of a 40-foot street section with vertical curb, gutter, and 5-foot sidewalks) ITom Meridian Road to the driveway serving the office lots. The applicanl shall provide a minimum of 24- feet of pavement for the half street. Maestra Street may taper to a residential streel section beyond the driveway serving the office lots, but shall have vertical curb its entire length. 5. Widen the pavement on Victory Road to one-half of a 46-foot street section and construct vertical curb and gutter abutting the site. Coordinate with District Development Review staff on the reconstruction of Victory Road, at the southwest comer of the site, to increase the radius at the reverse curve and to increase the tangent between the curves to meet current standards. 6. Construct a 10-foot wide asphalt path along Victory Road abutting the site in lieu of a concrete sidewalk. The path shall not be placed within the public right-of- way, and the applicant shall provide an easement to the District for that path. 7. If the District can obtain right-of-way ITom the "0.38-acre out-parcel," the applicant shall enter into a cooperative agreement with District whereby the 14. 15. developer designs and constructs the roadway improvements and receives reimbursement ITom the District for that design and construction of roadway improvements abutting the ITontage of the "0.38-acre out-parcel." 8. Comply with requirements of ITD for State Highway 69 ITontage. Submit to the District a letter ITom lTD regarding said requirements prior to District approval of the final plat or issuance of a building pennit (or other required pennits), whichever occurs first. Contact Dislrict III Traffic Engineer Dan Coonce at 334- 8340. 9. Extend the stub street (W. Fireweed Drive) into the site ITom the west property line ITom Bear Creek Subdivision. 10. Construct Garibaldi Street as a stub street to the north property line. The stub street shall be located approximately 480- feet east of the westernmost property line (measured property line to centerline). Lot 2, Block 7 shall be designated as a temporary turnaround lot until the roadway is extended; a note of this shall be placed on the final plat. The applicant shall install a sign at the tenninus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 11. Construct Alfani Street as a stub street to the north property line. The stub street shall be located approximately 386-feet west of the east property line (measured property line to centerline). Alfani Street intersects with Maestra Street (proposed half street) at the north property line. If lTD does not approve Maestra Street, the applicant shall provide a temporary turnaround at the terminus of Alfani Street. The applicant shall install a sign at the tenninus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 12. Provide a minimum 29-foot street section on each side of the landscape islands within the cul-de-sac turnarounds. The applicant shall submit a letter ITom the appropriate fire district approving the design of the islands within the turnarounds. 13. Construct a standard cul-de-sac turnaround (45-foot minimum radius) or a standard knuckle at the tenninus of Appia Street. Provide a turnaround easernent over the office lot driveway at the terminus of Galvani Street (west property line of Lot 6, Block 2). The turnaround design/easement should be reviewed and approved by the appropriate Fire District. The applicant should submit a letter ftom the appropriate fire district approving the turnaround design. The driveway for the office lots (Lots 2 & 3, Block 2) on the south side of Galvani Street shall align with Alfani Street on the north side OR take access to the internal commercial driveway. 8. 9. 10. 16. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street ITontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State ofIdaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in confonnance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1- 800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. No change in the tenns and conditions ofthis approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway 11. District. The burden shall be upon the applicant to obtain written confinnalion of any change ITom the Ada County Highway District. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. EXHIBIT E Strada Bellissima Subdivision (File PP-O4-038) Central District Health Conditions of Approval 1. This proposal can be approved for central sewage & central water after written approval ITom appropriate entities is submitted. 2. The Applicant's central sewage and central water plans must be submitled to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stonnwater 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 stonnwater management system that prevenls groundwater and surface water degradation. EXHIBIT G Idaho Transportation Department Strada Bellissima Subdivision (File PP-O4-038/ CUP-O4-048) Please see attached letter dated November 26, 2004. EXHIBIT F Nampa & Meridian Irrigation District Conditions Strada Bellissima Subdivision (File CUP-O4-047) 1. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. Please contact Donna Moore at 466-7861 for further infonnation. 2. All laterals and waste ways must be protected. 3. The District's Five Mile Drain courses through the northeast comer of this proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. 4. The developer must comply with Idaho Code 31-3805. 5. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. -- 0...,./ 11, ~1'37. Pinn8cle Encln....~s. Inc. 12081887-7781 ,..2 (!.()t:/(¿./2.3 ....--.--,-.-...-.----...---.------.. ,. "--1 I ! .:.:::.:~.-:::. ;,':; ,'.:., í~:'-' TRANSPORTATION DEPARTMENT D"""""~ -,'o.",>x"o,'u. ßO'.~é,ID' / ;J707~""'" (0f)Q1"""""" :~,:;':'..;j~'~L; N'oVl;ll\bcr 26. 2004 David McKinnon Ph:m3Cle enginee1'!! 12552 W. ExcculivcDr. Boise, 1083713 Rc: Permit Application No. ~] J, SH-69,EvaD8 DçarMr. McKinnon: Your pcnnitâpplication was approved on NpvenîbcrlSl, 2.004 witblhøro1!owiJ1g.conditions 1.. ^dcce ~on lane at bod!. thcncw accCSIJ and at Victory Rd,.a minimum of220' long (120' tapçr and 00' storage); will be consU'llcted ,for &outhbound Irafficenlering Ibe development. "1?w,;;>,_C"""",,"""'(I..A,'~ ~."..- ~, "j~,j()'~' :t:~".);G, ....,........~, H"""'" --~ -r¡,.. "'¿"r....,<S~M \::I I ~-, "'--~"'ð""-. 2. 12' width of propQrtytioDta¡cacljll&õcnt to the ~h:l'II.tioI11111'1" will be 40nnlcd. 3. Thcapprow:h will be rigbt.-ÎAI riaJit-out only. To<:lmI1'C full and f;lÌr di5(:los\lre 10 Ihcr\l(urc owncis oflhi. dcvclopmc:n.t tbe dc:vclopcris required to plzgç a statemenl on the suhð.ivision plat and each subdivision lot doCd thatœads, "Theldaho Transpl)rtationDepártmcntmayin the futUre çoR81:nletll mediari in tho center ofMeñcliun Rd. (SQdc Highway 69) which will result ill only right wmsinto orout,ofthesUÍ)division. 4. The approach willbøjoint use, between the suhð.ÎvÎsÎØnaod tho chllreh pan::ols. 6. The parcels will. not be pcnnittod any other access 10 S8-69. If you haw any questions, please cont8cl Larry Bronson lit 334-8328;Mlltt Wllrd at 334-8341. or myself III 334-8924. Smcerely. ~~ CHRISCANrIBL.p. P.E. District Asaistanr Tl'IIfficEnsil\l:cr . An Ini"'" Oppo""""y Employer .