Strada Bellissima Sub PP
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DEC 1 7 2004
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
City Of Meridian
City Clerk Office
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:
1. 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 VictorylSH-69
4. Cross access to the outparcel in the southeast corner
D. Key Commission Changes to Staff Recommendation:
1. 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 frontage was reduced from 79 feet to 76 feet.
3. The width required around the cul-de-sac islands was widened from 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 ITD'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 Permit
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 Planning & Zoning Commission recommends approval of the 20% Use
Exception reQuested by the applicant for the office uses located along 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.
All conditions of the accompanying Conditional Use Permit application shall also
be considered conditions of the Preliminary Plat.
2.
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 ~ :!:, Block 2. The width of the easement shall be 30 feet from 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 11, Block 8. Also plat a 20-foot
easement for a buffer between land uses around the outparcel and behind the lots
along Da' "iRei Alfani Street.
6.
The buffers between land uses shall include one tree per 35 lineal feet and a six-
foot fence.
7.
The 1IfIf!lieaftt shall '.york '.yil£ .^.CJ.ID at!à City staff Ie eerreet the eeFlàitioHs iR
the .'\.CHD riJf!ert Ie Fflateli eFie BiRgle pia!. The revised reflect IffiIst be previàeà
tit le&Jt N,a ;veeifS plier to the Ce1Jfleil aeariRg Be that the e8l'reet e6HèitioHS eaR
be plaeeè iH the ReeOIflHiØHàatioH te CeUHeil. Staff will correct the street names
in the conditions of approval to match the plans received bv ACHD and the Fire
Department.
8.
Applicant has indicated that the storm drainage will be conveyed to subsurface
disposal systems. Any modification from 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.
11.
12.
13.
14.
15.
.
Detach the lO-foot 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 from an
existing main approximately 'l;í 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 extension from an existing water
main north of the site along the east side of SH-69 and bored under the 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 this
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 that pressurized
irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3).
The Applicant 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
connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer.
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 that such a fence is not required. Applicant shall address
intended fencing design at the public hearings.
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 ten-foot wide asphalt or concrete path, in lieu of a sidewalk, adjacent to
Victory road. Applicant shall also provide 4-foot detached sidewalks internally,
as proposed.
The applicant shall be responsible for payment of and the actual physical sanitary
sewer and domestic water connection for the existing 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 1O0-year storm events, and
for a period of time not to exceed 24 hours. Side slopes within drainage areas
shall not 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 construction phases. The engineer shall be
required to certify that the street centerline elevations are set a minimum of3-feet
above the highest established normal 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 conform.
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
MCC12-13-10-8.
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 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.
9.
11.
12.
8.
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 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 are removed.
10.
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 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.
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 conform to the modified dimensional standards, as follows:
. Minimum lot frontage: :¡S} 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
development 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 (S1224449600) from
the parking area on Lots 2 and 3, Block 2.
8.
The uses in the L-G 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 from the
subdivision and not from 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
11.
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
I. Provide adequate room for fire trucks to 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 NIIJeIi 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.
~. .\ Fire Deflt. h1FH armmè '.-;ill Be re<¡aÏreà at the east eflè sf Galvani, \Vflere it
eaters the sffiee area SF! Lets á aaà 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.1O3.2.
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 ITD, 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 reqillre a flIe-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 flIe 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 W' 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 hydrants shall have the curb painted red 10' to each side of
the hydrant location.
e. Fire Hydrants shall be placed on corners.
£. 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 internal & external roadways.
15. Operational fire hydrants and temporary or pennanent 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-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of261 residents at build out.
18. The 14 officelcomrnerciallots lot will have an unlmown transient population and will have
an unlmown impact on Meridian Fire Department call volwnes. 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 nùles from a
given location and sufficient operational funds to staff the facilities.
20. Maintain a separation of 5' from the building to the dwnpster 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 from one major arterial to another, and either an 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 UTD) CONDITIONS
1. Required right-of-way for SH-69 shall be either A: 120 feet from centerline to
include a frontage road, or B: 70 feet from centerline if the developer provides an
internal frontage 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 from 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 (from 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 from Meridian Road to Alfani Street as a commercial
half-street with no landscape island at the intersection of Maestra Street and
Meridian Road. Maestra Street shall be constructed to commercial street
standards (112 of a 40-foot street section with vertical curb, gutter, and 5-foot
sidewalks) from Meridian Road to the driveway serving the office lots. The
applicant shall provide a minimum of 24- feet of pavement for the half street.
Maestra Street may taper to a residential street 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 corner 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 from the "0.38-acre out-parcel," the
applicant shall enter into a cooperative agreement with District whereby the
13.
14.
15.
developer designs and constructs the roadway improvements and receives
reimbursement from the District for that design and construction of roadway
improvements abutting the frontage of the "0.38-acre out-parcel."
8.
Comply with requirements of ITD for State Highway 69 frontage. Submit to the
District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building permit (or other required permits),
whichever occurs first. Contact District III Traffic Engineer Dan Coonce at 334-
8340.
9.
Extend the stub street (W. Fireweed Drive) into the site from the west property
line from 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 terminus 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 ofthe east property line (measured
property line to centerline). Alfani Street intersects with Maestra Street (proposed
half street) at the north property line. If ITD 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 terminus 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 from the
appropriate fire district approving the design of the islands within the turnarounds.
Construct a standard cul-de-sac turnaround (45-foot minimum radius) or a
standard knuckle at the terminus of Appia Street.
Provide a turnaround easement 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 from 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 intemal commercial driveway.
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 frontages abutting the
site shall be borne by the developer.
3.
Replace any existing damaged curb, gntter 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 of Idaho 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 conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8.
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.
9.
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.
10.
No change in the terms 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 confirmation of
any change from 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
I. This proposal can be approved for central sewage & central water after written approval
from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted 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. Stormwater 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 stormwater
management system that prevents 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 information.
2.
All laterals and waste ways must be protected.
3.
The District's Five Mile Drain courses through the northeast corner 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.
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November 26, 2004
David McKinnon
Pinnacle Engineer..
12552 W, Executive Dr.
Boise, ID8,3713
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Permit Application No. JoGs.ln I, 8H-69, Eva..
DcarMr, McKinnon;
Your permit application WIUI approved on November] 9, 2004 wiih the following, conditions
I, ^ deceleration IlIIIe at boththcl\CW aècêøø' and at Vh:tory Rd" C1.minimum 0(220' long
(120' tIIper ODd 100' etoragg);win be ¡;onsmlctcd forSOlfthboUDd Irafficenlcringlhc
development. ~ ~-_w.""""~S \2...-11-6'4-.<'- Vi"""",",IZ,Ø~ ......p,..;I. .;~.,...,M\7t
H-+-I... ---~ -r---;U¡o..¿"3"""-,-S....l01 ~ "'...-, ¿,.ø-..~-er:-'
2. 12' widd1 of PI'Oporty Iiuataøe~,., the deceleration lime will be donated.
3. The approach wiII be rigbt-in I ri¡bt-out only. ToCIISQI'C fun and fuir (\ìsclosure 10 Ihe ruturo
oWl1CCj! oflhisdevcløpmcnl tho cIovc1apcr is l'CICUircd to pJIIIIC.. statemenl on Ihe subdivision
plat amI œch subdivisioJ1lot doodthatreads, "The Idaho Transportation Departmcnlmay In
the fUtUre constrllc:t a median in tho ceotel' cfMeridill1llld. ($Iutc Highwo.y 69) whi;h will
result in only rigi:lt tums intO or Oüt. of tbe 8w!iivìston.
4. The approuchwill be jointuae bGtwcon the subdivisÎCII\ aDd tbe.chllrch parcels.
5. Thcp¡ilW1s will nolbo pamiltOd anyol.hcr acccssio SH-69.
If you havo: any qucsûons, please t.ønt8ct l.any BroMCIIIII.t3M-S328,Mo.tI Ward at 334--8341. or
myst;IC III 334-8924.
Sincerely,
~~
CHRIS c.-.NFIBLD,P.E,
Diøic:t Aaistllllr TrntrlC Ensille;r
.An Io<¡wJ Opportunity Employor .