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HomeMy WebLinkAboutStrada Bellissima PP PP 04-038 MERIDIAN PLANNING & ZONING MEETING APPLICANT Pinnacle Engineers, Inc. November 18, 2004 ITEM NO. 11 REQUEST Public Heorlng: Prellmlnory Plot opprovol for 90 slngle-fomily residentiol building lots. 14 commerclol office lots & 12 common lots on 42.46 ocres in proposed R-4 & L-O zones for Strode Bellissimo Subdivision - NWC of Victory Rood end Stote Highwoy 69 AGENCY COMMENTS ß.efl m /J'tellßt tê¡o/?f7J71 aJ ÒZ/lllK! L/-Q CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See attached staff comments CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: No comment See attached comments MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See attached comments See attached comments NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: See attached comments IDAHO POWER: INTERMOUNTAIN GAS: OTHER: . Confected: ~ t-~ {~À. \1 NO~ Emoiled: Dote: \ \-1 \l--oV\ Stoff Initiols: Phone: ~ ~1-71&Ò l(r Male~al. pre.enled at publiC meeHngo .hall become property 0I1he City 01 M~dlan. CITY COUNCIL MEMBERS Shoun Wardle William L. M. Nary Charles M. Rountree Keith Bird LEGAL DEPARTMENT (208) 466-9272 . FAX 466-4405 PARKS & RECREATION (208) 888-3579' Fax 898-5501 PUBLIC WORKS (208) 898-5500' Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 . Fax 887-1297 PLANNING & ZONING (208) 884-5533 . Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: November 11, 2004 Transmittal Date: October 19, 2004 Hearing Date: November 18, 2004 File No.: PP 04-038 Request: Preliminary Plat approval for 90 single-family residential building lots, 14 commercial office lots & 12 common lots on 42.46 acres in proposed R-4 & L-O zones for Strada Bellissima Sub By: Pinnacle Engineers, Inc. Location of Property or Project: NWC of Victory Road and State Highway 69 Your Concise Remarks: "'::;¡¿'¿AAd l1J.d.íh-. I*.:J. - ~.A"H'~....f ~../...¿... ~'r/ï'!:/-::;;¡;:1!~ ~ 4t<ð -1/~acr>:T RECEIVED OCT 25 2004 David Zaremba, P/Z (No FP) David Moe, P/Z (No FP) Wendy Newton-Huckabay, PIZ (No FP) Michael Rohm, PIZ (NoFP) Keith Borup, P/Z (NoFP) Tammy de Weerd, Mayor Bill Nary, CIC Charlie Rountree, CIC Keith Bird, CIC Shaun Wardle, CIC Water Department Sewer Department Sanitary Service (No VAR, VAG, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department ...de Meridian School District (No FP) Meridian Post Office (FPIPPonly) Ada County Highway District Ada County Development Services Central District Heaith Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPIPP only) Owest (FPIPP only) Intermountain Gas (FPIPP only) Bureau of Reclamation (FPIPP only) Idaho Transportation Department (No FP) Ada County Land Records Meridian Development Corporation Historical Preservation Commission City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-4433 City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887-4813 ...-~~.. . ""'ø "" Ada County Highway District John S. Franden, President David E. Wynkoop 1st Vice President Susan S. Eastiake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner 3775 N. Adams Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us November 2, 2004 RECEiVED Nav - ~ 2004 To: Pinnacle Engineering, Inc. Dave McKinnon 12552 W. Executive Drive, Suite B Boise, Idaho 83713 City of Meridian City Clerk Office Subject: MPP04-0221MCUP04-024/MAZ04-016 Strada Bellissima Subdivision (Revised) n/w/c Victory Road and Meridian Road (SH 69) On November 2, 2004, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6174. ißi'iÞ1#Jf I ¿£i Den Hartog Planner II Right-of-way & Development Services, Planning Division CC: Project file, Construction Services, Drainage, Utilities GltyofMeridian /"¡~"" . JW. Ada County Highway District Right-aI-Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level as of August 3, 2004. Tech Review for this item was held with the applicant on July 23, 2004. Please refer to the attachment for appeal guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail: Idenhartoa@achd.ada.id.us On October 21,2004 the Ada County Highway District received the revised preliminary plat for this site that includes the large out-parcel from the previous application. The appropriate changes have been made to the staff report, and the report is re-issued as a staff level approval as of November 2, 2004. File Numbers: Strada Bellissima Subdivision/MPPO4-038/MCUPO4.047/MAZO4-028 Original: MPPO4.022/MCUPO4.0241MAZO4.016 Site address: n!wlc of Victory and Meridian Applicant: Pinnacle Engineering, Inc., Dave McKinnon 12552 W. Executive Drive Suite B Boise, Idaho 83713 Owner: Cloyd & Bonnie Nelson and Joan Adkins Application Information: The applicant has submitted the above referenced application to the City of Meridian requesting preliminary plat approval, rezone, annexation, and conditional use permit approval for the development of 90 residential lots, 14 commercial lots, and 12 other lots on 42.46-acres. The site is located at the northwest corner of the intersection of Victory Road and Meridian Road. Current Zoning: RUT Proposed Zoning: R-4 and L-O Residential lots: 90 Office lots: 14 Common lots: 12 Vicinity Map: Revised Application Vicinity Map: Original Application A. i \ Findings of Fact 1. Trip Generation: This residential portion of this development is estimated to generate 870 additional vehicle trips per day (30 existing) based on the Institute of Transportation Engineers Trip Generation Manual. The office portion of this deveiopment is estimated to generate 2,032 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation Manual (MedicallDental Office land use designation). These estimates do not account for any trip capture that may occur within the development. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: The site currently has three single-family residences. 5. Description of Adjacent Surrounding Area: Direction land Use Zoning North Future Church Site R-8 South Siñãie-familv residential RUT & R-6 East Meridian Rd ISH 69) & Plant Nurserv C-2 West Single-family residential (Bear Creek) R-4 2 6. Impacted Roadways Roadway Frontage Functional Traffic Count level of Speed Classification Service" Limit Victory 90' Collector 2,097 west of SH 69 on Better than "C" 50 MPH 5/16/02 Meridian (SH 69) 1,245' Principal 22,266 north of Victory Better than "C" 55 MPH Arterial on 5/15/02 18,196 north of Amity on 4/8/03 8. B. 1. 3 "Acceptable level of service for a two lane collector roadway is "D" (9,500 VTD). "Acceptable level of service for a five lane arterial roadway is "D" (33,000 VTD). 7. Roadway Improvements Adjacent To and Near the Site . Victory Road currently has 30-feet of pavement and no curb, gutter, or sidewalk. . Meridian Road (SH 69) is currently improved with four travel lanes and a center turn lane. There is no curb, gutter, or sidewalk. Existing Right-of-Way . Victory Road currently has 50-feet of right-of-way. There is approximately 85-feet of right-of- way for Victory Road at the intersection with Meridian Road. e Meridian Road (SH 69) currently has 125-feet of existing right-of-way. This roadway is under the jurisdiction of the Idaho Transportation Department (ITD). 9. Existing Access to the Site The site currently has one driveway on Meridian Road located approximately 590-feet north of Victory Road. The site currently has one driveway on Victory Road located approximately 1,285 feet west of Meridian Road. 10. Site History ACHD has not reviewed this site within the past year. 11. Capital Improvements Plan/Five Year Work Program The intersection of Meridian Road (SH 69) and Victory is scheduled in the District's Five Year Work Program to be signalized in 2009. Victory Road will be widened at the intersection t04 lanes. Findings for Consideration Right-of-Way Internal/local Streets District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right- of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. Commercial Streets District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. Collector Roadwavs Victory Road DistriCt policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1B). This right-of- way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes. The Ridenbaugh Canal is adjacent to Victory Road on the south side. The applicant is proposing to construct a 10-foot asphalt path abutting the site on Victory Road in lieu of a concrete sidewalk. This pathway would need to be constructed outside of the public right-of-way in an easement. Because the pathway is being constructed outside of the public right-of-way, no additional right-of-way is required to be dedicated with this application. Arterial Roadwavs Meridian Road ISH 69) Meridian Road (SH 69 is under the jurisdiction of the Idaho Transportation Department. The application should contact ITD to determine ifany improvements and/or additional right-of-way will be required as a part of this application. 2. Street Sections Internaillocal Streets District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant has proposed to construct the internal local streets as 36-foot street sections with rolled curb, gutter, and 4-foot detached concrete sidewalks with 5-foot planter strips This proposal meets District policy except for the subdivision entrance roads (Alfani Street intersecting Victory Road and Maestra Street intersecting Meridian Road). Commercial Streets District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. Galvani Street (from Alfani Street to commercial drivewav) Galvani Street seNes both the residential and commercial portions of this development. Therefore it should be constructed 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 should be signed for "No Parking. " Half Streets District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be constructed within a minimum 40-foot right-of-way." 4 Maestra Street (entrance street on SH 69) The applicant has proposed to construct Maestra Street from Meridian Road to Alfani Street as a halt- street. The applicant will be required to construct Maestra Street as a commercial street section with veriical curb, gutter, and a 5-foot concrete sidewalk from Meridian Road to the driveway serving the office lots. Collector Roadwavs Victory Road District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right- of-way with parking prohibited on both sides. The applicant will be required to widen the pavement on Victory Road and construct veriical curb and gutter abutting the site along Victory Road. The applicant should 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. If the District can obtain right-of-way from the 0.38-acre "out-parcel, "the District will contribute the funds to construct curb, gutter, and sidewalk abutting that "out-parcel" on Victory Road. This contribution would provide for continuous street improvements along Victory Road. The applicant should enter into a cooperative agreement with District whereby the developer designs and constructs the 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." Modification of Policv The applicant is proposing to construct a 10-foot wide asphalt pathway on the norih side of the canal, in lieu of constructing a 5-foot concrete sidewalk. The applicant is proposing to construct the 10-foot wide asphalt pathway due to the fact that the pathway can provide multiple functions: a pedestrian path, bicycle path and an irrigation roadway. Staff is supportive the applicant's proposal to construct a 10-foot wide (minimum) asphalt pathway just norih of the canal in lieu of sidewalk. Due to the location of the Ridenbaugh Canal on the south side of Victory Road, the sidewalk that will be required through the development process could be placed on the south side of the canal, as opposed to between Victory Road and the Canal. 3, Stub Streets District policy 7205.5 states that stub streets will be required to þrovide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 5 6. 6 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant has proposed to extend a stub street (w. Fireweed Drive) into the site from the west property line from Bear Creek Subdivision. This proposal meets District policy and should be approved with this application. The applicant has proposed to construct Garibaldi Street as a stub street to the north property line. The stub street is located approximately 48D-feet east of the westernmost property line (measured property line to centerline). The applicant has proposed th8t Lot 2, Block 7 will be designated as a temporary turnaround lot until the roadway is extended. The applicant should install a sign at the tenninus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." This proposal meets District policy and should be approved with this application. The applicant has proposed to extend Alfani Street as a stub street to the north property line. The stub street is 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 ITD does not approve Maestra Street, the applicant should provide a temporary turnaround at the tenninus of Alfani Street. The applicant should install a sign at the tenninus of the stub street stating that, . 'THIS ROAD WILL BE EXTENDED IN THE FUTURE." This proposal meets District policy and should be approved with this application. 4. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a collector roadway (measured centerline to centerline). The applicant has located the subdivision entrance on Victory Road in accordance with District Traffic Services Staff's recommendations based on sight distance. This location meets District policy and should be approved with this application. District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). All of the internal streets exceed District policy offset requirements. These locations should be approved with this application. 5. Islands District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum tuming radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area. Cul-de-sac turnarounds with oarkina The applicant has proposed two cul-de-sac turnarounds. The turnarounds are proposed to have landscaped islands with parking. The applicant will be required to provide a minimum of a 29-foot street section on each side of the island to provide for two-way traffic. The applicant should provide the District with letter from the appropriate fire district approving the design of the islands within the tumarounds. Non-standard turnaround The applicant has proposed a non-standard turnaround at the southern terminus of Appia Street. The applicant will be required to either construct a standard cul-de-sac tumaround or a standard knuckle at the terminus of Appia Street. Galvani Street The applicant has proposed to terminate Galvani Street at the driveway for the office lots at the southern end of the site. The applicant will need to provide a tumaround easement over the driveway at the terminus of Galvani Street. The turnaround design/easement should be reviewed and approved by the appropriate Fire District. The applicant should submit a letter to the District from the appropriate Fire District approving the turnaround. 7. Driveways Location District policy F2-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). The proposed driveway for the commercial lots (Lot 2& 3, Block 2) on the south side of Galvani Street does not meet District policy. The driveway shall either align with Alfani Street OR the lots may take access from the internal private driveway that serves the commercial lots. Width District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet. District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Pavina Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, all driveways should be paved at their full width and at least 30-feet into the site from the edge of pavement. 8. Access to Meridian Road (SH 69) Meridian Road (SH 69) is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant has proposed a public road access (half-street section) at the Y. mile to serve as an access 7 7. 8. 8 to this site and the proposed church site adjacent to the north. The applicant shall comply with the requirements of ITD regarding frontage improvements and access to Meridian Road (SH 69). 9. Other Access Victory Road is classified as a collector roadway. Other than the access that is specifically approved with this application, direct lot access will be prohibited and shall be noted on the final plat. C. 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) toa 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 (1/2 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. 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 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." 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. D. 1. 2. 3. 4. 5. 9 9. Extend the stub street ry.J. 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 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 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 tumarounds. 13. Construct a standard cul-de-sac turnaround (45-foot minimum radius) or a standard knuckle at the terminus of Appia Street. 14. Provide a turnaround easement over the office lot driveway at the terminus of Galvani Street (west property line of Lot 23, 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. 15. 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. 16. Comply with all Standard Conditions of Approval. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 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. 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. 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 E. 1. 2. 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 of this 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 District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. 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. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 10 11 N W*E s II . " Â- . . Strad Bellissima Vicinity map i (f) 1 inch equals 300.000000 feet Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement ofthe ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) worlking days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 12 t. ~ CENTRAL Gi B~IJI~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division RECEIVED OCT 26 ZUU4 Relurn 10: 0 Boise 0 Eagle Qßarden City ~eridian 0 Kuna OACZ 0 Star 01. We have No Objections to this Proposal. 0 2. We recommend Denial of this Proposal. 0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. Before we can comment concerning individual sewage disposal, we will require more data conceming the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. 0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 1da B. After written approval from appropriate entities are submitted, we can approve this proposal for: ~ !)f.centralsewage ~ommunityseWagesystem 0 community water well '0 interim sewage ntral water 0 individual sewage individuai water QQ. The following plan(s) must be submitted to and approved by the Idaho Department of Heaith & Welfare, r - Division of Environmental Quality: Scentral sewag.e . 0 community sewage system 1j sewage dry lines ~entral water Run-off is not to create a mosquito breeding problem. 0 community water :ø-10. 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 0 12. If restroom faciiities are to be installed, then a sewage system MUST be installed to meet idaho State Sewage Regulations. 0 13. We will require plans be submitted for a plan review for any: 0 food estabiishment 0 swimming pools or spas 0 beverage establishment 0 grocery store 0 child care center þiJ4. Please see attached stormwater management recommendations 015. Da~ffi;/ Reviewed BY:~ 1572'001E"09" Review Sheet ~ ~ CENTRAL {it Bf!J!~ \ MAIN OFFICE' 707 N. ARMSTRONG PL . BOISE, 1083704-0825 . (208) 375-5211 ' FAX 327-8500 To prevent Ilild treat disell3e and disability; w promote healthy HJestyles; and to protect and promote the health and quality of our env/ronmellt. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties, Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Ada I Boise County Office 707 N. Am1strong PI. Boise, ID 83704 En~ro. Health: 327-7499 Famiiy ~annlng: 327-74()0 Immunizations: 327-7450 Senior Nulrhion: 327-7460 WiC: 327-7488 ",y. ",-""n Serving Valley, Ebnore. Boise, and Ada Counties Elmore County Office 520 E. 8th St. North Mountain Home, 10 83647 Enwo. Hea~: 587-9225 Farniiy Health: 5874407 WlC: 587-4409 fAX: 587-3521 Valley County Office 703 N. 1st St. Po. Box 1448 McCall, 10 83638 Ph. 634-7194 FAX: 634-2174 Lmd.¡,"."" ¡m\!" 1 200/¡ City of Me"dja, City CIeri< Offi" ~ & ~ 1~ 't)i4t!Ua 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 William G. Berg Jr. City Clerk City of Meridian 33 East Idaho Ave. Meridian, ill 83642 Phones: Areo Code 208 OFFICE: Nompa 466.7861 SHOP: Nompo 466-0663 27 October, 2004 RE: CUPO4-047, AZ 04-028, PP 04-038/Strada BeJlissima Subdivision Dear Norm: CUP 04-.047 & PP 04-038: If all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to fmal platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The developer must comply with Idaho Code 31- 3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. The District has no comment on the request for reduction to minimum requirements for street frontages. AZ 04-028: Nampa & Meridian Irrigation District has no comment on the above referenced application for Thank you, ~£Rn~ Ass!. Water Superintendent Nampa & Meridian Irrigation District BH/dbg c: Water Superintendent File - Office/Shop APPROXIMATE IRRIGABLE ACRE5 RIVER FLOW RIGHTS. 23,000 BOISE PROJECT RIGHTS. 40,000 Q~;r¡¡:~ ~.~'"- 'IL-!.-, ¡, NOV - 1 2004 c"'.' M""'~ ie City Clerk Omce COpy ~&~~. .~~. 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 29 October 2004 P/,one.s: Areo Cod. 208 OFFICE: Nompo 466-7861 SHOP: Nompo 466-0663 Mike Sheppard P.E. Pinnacle Engineers 12552 W. Executive Drive, Suite B Boise, ID 83713 RE: land Use Change Application - Strada Bellissima Subdivision Please note the District now reQuires three (3) sets of plans Dear Mr. Sheppard: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, ~t !L~"~ NAMPA & MERIDIAN IRRIGATION DISTRICT DNMlsmc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Cloyd & Bonnie Nelson, 3015 S. Meridian Rd., Meridian, 10 83642 Joan G. Adkins, 400 W. Victory Rd., Meridian, 10 83642 Richard Evans, Evans Construction Mgmt., 9560 W. Pebble Brook Lane, Garden City, 10 83714 Tim Hepper, 448 W. Victory Road, Meridian, ID 83642 enc. APPROXIMATE IRRJGABlE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS. 40,000 MAYOR Tammy de Weerd clfe~idl~n CITY COUNCIL MEMBERS Keith Bird Wimam LM. Nary Shaun Wardle Charle, M. Rountree IDAHO ClJIYEULL (~8U<G!I¡¡'.f~~Bl3 P1ffiBK!ßWi!DRKS BBlllDDrn<ÐÐI'.I!RDIIIIilIIT (~n=~.f~_~tiI LF.60AIDÐUI\D1HEMf (~;HIIXJ4<11fi34Ø»5 STAFF REPORT: Transmittal Date: November 15, 2004 P&Z Hearing Date: November 18, 2004 To: Mayor, City Council and Planning & Zoning Commission Steve Siddoway, Principal Planner ~---- Bruce Freckleton, Senior Engineering Tech ~ Strada Beßissima Subdivision-Revised From: Re: ~).11'(ilìl...l..V..I'-1I:' t~.!~J......:-/, -L'.Jj ¡Ii or.:: iviEJ;;'iDii'\i; ".... . . ~~" . e Annexation and Zoning of 43.83 Acres ITom RUT (Ada County) to R-4 (Low Density Residential District) and L-O (Limited Office District), by Pinnacle Engineers. (File No. AZ-O4-028). e Preliminary Plat of Ninety (90) Residential Building Lots, Fourteen (14) Office/Commercial Building Lots, and Twelve (12) Other Lots on 42.46 Acres in Proposed R-4 and L-O Zones, by Pinnacle Engineers. (File No. PP- 04-038). e Conditional Use Pennit for a Mixed-Use Planned Development of Single- Family Homes and Office uses, with Reduced Street Frontage and a Use Exception, by Pinnacle Engineers. (File No. CUP-04-047). We have reviewed the above referenced snbmittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Conncil: APPLICATIONS SUMMARY The main changes on this plat ITOm the original submittal include the addition of approximately 8 acres on the south-central portion of the property and the addition of a couple of office lots near the southeast comer of the project. The applicant, Pinnacle Engineers, is proposing annexation of approximately 43 acres of land located at the northwest comer of Meridian Road (SH 69) and Victory Road. The plat for the property consists of90 residential building lots, 14 office/commercial building lots, and 12 common lots. The gross residential density of the proposed plat is 2.7 d.u.lacre and the net density is 3.5 d.u.lacre per the application. However, these numbers may be ITom the prior submittal-which had the same numbers. Staff calculates the gross density of the revised plat at about 2.5 d.u.lacre (90 units/35.55 acres residential). A1A4<>28,PP-<>4-<I38,CUP"4<>41 """,..u;,.m,,""""'ALPP.CUP Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November IS, 2004 Page 2 However, the difference may be found in the use of annexation acres (which go to the centerline) versus using actual property area acres. The applicant should verify the revised numbers (both net and gross density) and present them at the hearing. The proposed density of 2.5 to 2.7 d.u./acreis in accord with the Comprehensive Plan (Low Density Residential). The minimum lot size for the subdivision is 8,916 s.f, above the minimum lot size of 8,000 s.f for the R-4 zone. The average residential lot size in the subdivision is around 11,000 s.f. The CUP/PD application requests a use exception for the proposed office/commercial lots. The area of the commercial/office lots comprises approximately 17% of the property. The application also requests reduced lot fi:ontage by one foot. R-4 Zone: Lot Frontage-City Requirements SO' minimum Proposed Frontage 79' minimum The proposed PD amenities include a micropath and future bus stop; an open space plaza; a tot lot; and detached sidewalks with street trees. The issues needing resolution are discussed in the Special Considerations section of this report. Staff recommends that they get resolved prior to approval of this project. LOCATION The property is located on the northwest corner of Meridian Road (SH 69) and Victory Road. SURROUNDING PROPERTIES North: Vacant parcel, future site of Valley Shepherd Church of the Nazarene, zoned R-S. South: Vacantlagricu1turalland, zoned RUT (Ada County). East: Victory Greens, zoned C2 (Ada County). West: Bear Creek Subdivision, zoned R-4. OWNERS OF RECORD The property owners of record are Cloyd W. and Bonnie Nelson, Joan G. Adkins, Tim and Kris Hepper, and Richard Evans. All owners have provided notarized consent for the potential buyer, Evans Construction Management, or the applicant, Pinnacle Engineers, to submit these applications. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 3 The following is the list of standards found in II-IS-II and analysis by staff: D. E. A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-4, is harmonious with and in accordance with the City's Comprehensive Plan and Future Land Use Map only if the lot sizes are large enough to reduce the gross density below 3 d.u./acre, which they do. The subject property is shown as Low Density Residential (less than 3 d.u./acre). The proposed density-2.7 d.u./acre gross-is within the range designated by the Comprehensive Plan. The east portion of the propel1y is proposed to be office. Office uses are generally prohibited in the Low Density Residential land use area, but may be approved as a use exception through the planned development process. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed development would be allowed within the requested R-4 and L-O zones, (if the accompanying Conditional Use Permit for a Planned Development is also approved). Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example. have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that the land to the west has been annexed and approved for single- family residential lots in Bear Creek Subdivision. Bear Creek has a gross density of2.8 d.u./acre. The proposed density-2.7 d.u./acregross-is very similar to to Bear Creek. Thus staff finds that the adjacent development is similar to the proposed project. ACHD has also reviewed the adjacent street capacity and has approved the proposed subdivision (with conditions). Will the proposed uses be designed, constrncted, operated and maintained to be harmonious and appropriate in appearance with the existing or intended Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 4 character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses (single family residential and office) will change the existing character of the area, which is largely rural. However, the change to low density residential is harmonious with the intended character envisioned by the Comprehensive Plan, as described above. The appropriateness of the office use exception is open for a determination by the Commission and Council. There are both pros and cons associated with this proposal. On the positive side, the office buffers the residences from traffic noise on SH-69. Also, the office project does have limited access points. And, it is directly across from a significant commercial project, recently approved for Mussell Comer (at Victory Greens). On the negative side, it is a quarter mile of linear office development. During the Comprehensive Plan public hearings in 2002, the request to make the frontage along Meridian Road commercial was discussed at length, and it was decided that this area was to remain low density residential. Staff raises the issue for discussion and resolution. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (oral and written) to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed uses will be hazardous or disturbing to future or existing neighbors, as long as landscaping, fencing and other recommended conditions are exercised. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shaD be able to provide adequately any of such services; Staff finds that the property to be annexed may be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. Sewer mains must be extended approximately ~ mile from Elk Run to the north. Water must be extended along the east side of SH-69 and bored under the highway and looped into the existing Bear Creek water service. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: November 18, 2004 Page 5 If approved, the developer will finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. The primary public costs to serve the future residents will be fire and police services. Staff finds that there will not be excessive additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. According to ACHD's report, the project is anticipated to generate up to 870 additional vehicle trips per day for the residential area and up to 2,032 additional vehicle trips per day for the office area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not feel that the amount generated will be detrimental to the public welfare of the city. The proposed uses do not involve activities that would create smoke, fumes, glare, or odors. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; The proposed access to the subdivision from Victory Road has been approved by ACHD. The proposed access from SH-69 has been reviewed by ITD staff, Chris Canfield, who submitted a letter on the prior application, dated 8/25/04. It states that the ITD is willing to allow the proposed shared access from SH-69. It also states that right-of-way widths must be preserved at 120 feet from centerline or 70 feet if an internal frontage road is. provided. The proposed application shows 70 feet from centerline. It is unclear whether ITD will recognize the proposed drive aisle as an internal frontage road. The applicant should address this at the hearing. It is staff's understanding that the applicant's request for access to SH-69 is still ongoing and the variance request to ITD is in process. The applicant should update the Commission and Council on the status ofthis process during the public hearings. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that the existing trees around the existing residences are now shown on on the landscape plan. The applicant has shown the trees that will be removed to accommodate the proposed development, the trees that will be relocated, and the Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 6 trees that will remain. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. Staff notes that the applicant is saving and/or relocating many of the existing trees. Four large trees will be removed, for a total of 57 caliper-inches. This would require 28 two-inch caliper trees as mitigation; the applicant is proposing liS mitigation trees as street trees within the project. The proposed new street trees will be more than enough to mitigate for the trees that are being removed. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)? Staff finds that the annexation of this property would be in the best interest of the City. ANNEXA nON SPECIAL CONSIDERA nONS 1. Use Exception: The Commission and Council should determine whether the requested use exception is appropriate prior to annexing the property as Limited Office (L-O). PRELIMINARY PLAT FINDINGS AND REOUIREMENTS Sections 12-3-3 1.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The confonnance of the subdivision with the Comprehensive Development Plan; As noted above, staff finds that the subdivision appears to be in conformance with the Comprehensive Plan, provided the Commission and Council grant the requested planned development/use exception. See Annexation and Zoning Analysis item A. b. The availability of public services to accommodate the proposed development; Staff finds that public services can be made available to accommodate the proposed development. See Annexation and Zoning Analysis item H. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not conflict with the capital improvement plan. Because the developer is installing sewer, water, local street infi-astructure, utilities and irrigation, the subdivision will not require the expenditure of capital improvement funds. See Annexation and Zoning Analysis item H. d. The public financial capability of supporting services for the proposed development; Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: November 18, 2004 Page 7 Staff finds that the development will not require major expenditures for providing supporting services. See Annexation and Zoning Analysis item H. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. No hazardous natural features have been identified on the site. SPECIAL CONSIDERA nONS-PRELIMINARY PLAT 1. Right-of-way Dedication: ACHD is not requiring the dedication of additional right-of- way along Victory Road. They do, however, have a prescriptive right-of-way easement, 25 feet from centerline, that should be dedicated to ACHD as part of this platting process. The plat should be modified to accurately depict dedication of this right-of-way to ACHD. See condition #2. 2. Open Space: Per ordinance 12-13-16-2, five percent (5%) open space is required in the subdivision. No open space calculations were submitted with the application. The applicant should provide a detailed open space calculation at the public hearing. See Condition #3. 3. Appia Street: ACHD is requiring that Appia Street be constructed with a cul-de-sac turnaround or a knuckle at the south terminus. This will alter the lot layout in this location and may require further modifications to the minimum lot frontage, add common driveway(s), etc. The applicant should address the changes needed at the south end of Appia at the hearing. See Condition #4. 4. Landscape Buffers: Victory Road is missing the landscape easement for the street buffer along the south end of Lot 25, Block 2. The easements for the buffers between land uses-both surrounding the outparcel and behind the lots along Da'Vinci-are also missing (the landscape plan does show landscaping, but the easement is missing from the plat). See Condition #5. The landscape plan for the buffer between land uses that parallels Da' Vinci shows trees spaced approximately 50 to 80 feet apart. Staff recommends roughly doubling the number of trees in this area so that trees are spaced approximately 35 feet apart and constructing a six-foot fence between the land uses at the property line. See Condition #6. 5. Plat VersionslACHD Report: Staff has discovered that there are two versions of the revised plat in circulation. While reviewing the ACHD report, I found that many of the Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 8 conditions did not make sense based on the plat I had. For example, Napoli Court on my plat is an extension of Appia Street in ACHD's report; Da' Vinci Street on my plat is Alfani in ACHD's report; Stegerman is shown as Fireweed. Since my plat is stamped and the plat ACHD used is not, I can only assume that this report is based on the correct plat. The applicant should verify which plat is correct and whether there were any differences beyond the street names. If the stamped plat is correct, the applicant should work with ACHD staff to produce a corrected version of the ACHD report prior to City Council so that the correct conditions can be placed in the Recommendation to Council. See Condition #7. 6. Buffer Between Land Uses: The proposed buffer between land uses 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 25, 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 Loti 1, Block 8. Also plat a 20-foot easement for a buffer between land uses around the outparcel and behind the lots along Da' Vinci Street. 6. The buffers between land uses shall include one tree per 35 lineal feet and a six-foot fence. 7. The applicant shall work with ACHD and City staff to correct the conditions in the ACHD report to match one single plat. The revised report must be provided at least two weeks prior to the Council hearing so that the correct conditions can be placed in the Recommendation to Council. 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: . Detach the 10-foot wide pathway along Victory Road in the landscape buffers. Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 9 10. 11. 12. 13. 14. . 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 Y. 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 ITQm 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. 15. 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 100-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 Planning & Zoning ComrnissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 10 construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum ofJ-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. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13- 10-8. 6. 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. 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. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: November 18, 2004 Page II 9. 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. II. 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. 12. 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. STANDARDS FOR CONDITIONAL USES The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested use and all other required features. All residential lots are of adequate size and shape to accommodate homes that would comply with the required bulk and dimensional standards. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements ofthis Ordinance; The current Comprehensive Plan Land Use Map designates the property as Low Density Residential. Staff finds that if the modifications required in this report are done, the application will meet the requirements of the Planned Development and other Zoning Ordinances. Also see items A and C under Annexation and Zoning Analysis. c. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Staff finds the design concept to be compatible with the intended character of the area. See item E under Annexation and Zoning Analysis. Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18,2004 Page 12 D. E. F. G. H. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff does not anticipate that the proposed development will have an adverse impact on the surrounding property. However, the Commission and Council should consider any testimony given at the public hearings before making this finding. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; See comments under Annexation & Zoning Analysis item G. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; See comments under Annexation & Zoning Analysis item H. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; See comments under Annexation & Zoning Analysis item I. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an inteñerence with traffic on surrounding public streets; See comments under Annexation & Zoning Analysis item J. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. See comments under Annexation & Zoning Analysis item K. SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT I. Pathway: The multi-use pathway depicted on the Comprehensive adjacent to the Ridenbaugh Canal at the south end of this project will be required to be constructed by the applicant along the south end of their property, which is also the north side of Victory Road. This will be the safest and most direct route to get pathway users to the intersection of Meridian Road and Victory so that they can cross at a future signal. The Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 13 pathway may be built in lieu of the sidewalk and may be constructed of either concrete or asphalt. The pathway should be detached ITom the street. See Condition #2 below and Parks Dept Conditions. 2. Amenities: The proposed PD amenities include a micropath and future bus stop; an open space plaza; a tot lot; and detached sidewalks with street trees. The Commission and Council should review the proposed amenities and detennine if they are "appropriate to the size and uses of the proposed development" per Ordinance 12-6-2.3. See Condition #3. 3. Minimum Frontage: The applicant has requested that the minimum lot ITontage of 80 feet be reduced to 79 feet. However, staff notes that even this reduced ITontage requirement may pose a problem for some of the lots. For example, Lots 5,6, 15, and 16, Block 1 have only 76 feet ofITontage along the adjacent north-south streets. They do have more than 80 feet along Stegerman, but if the houses are oriented to Stegennan, they will wind up with large side yards instead of back yards. Lot 6, Block 10 has only 60 feet of ITontage along Napoli. The applicant should verify the actual minimum lot frontage needed for the subdivision. See Condition #4. 4. Street Buffers: The street buffers along Meridian Road and a portion of Victory Road are proposed in an easement as part of the office lots. For clarification, these buffers should be planted with the initial subdivision improvements and should not be allowed to wait for the office lots to develop. The 20-foot buffer between land uses can wait to be constructed with the parking lot improvements, but should. be installed together with the parking lot and not on a lot-by-lot basis. See Condition #5. 5. Office Layout: The applicant is requesting detailed approval-not just conceptual-of the office area. Many changes have been made to improve this area compared to the original submittal. However, additional planter modifications are needed at the ends of rows of parking and to define the traffic patterns. SSC has concerns about the number and location of trash enclosures. Some additional back-out. spaces are need at the end of parking rows. The fire truck turn-around should not extend into the landscape buffer Staff recommends that the applicant and staff get together to review the needed changes and that the applicant submit revised plans prior to the Council hearing. See Condition #6. 6. Cross Access: The outparcel in the southeast corner of the project cannot redevelop without a cross access from this project. Staff recommends that a cross-access be dedicated ITom the parking area between Lots 2 and 3, Block 2 extending due south to the outparcel. See Condition #7. This will affect the layout of the trash enclosure and adjacent trees. 7. Parking Count: No parking calculation was submitted with the application. The applicant should provide a complete calculation showing the total building pad square footage and the number of spaces provided. It appears that there may not be enough Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 14 handicap-accessible parking on the site plan. This should be verified by the applicant per ADA. 8. Use Exception: The applicant is requesting L-O zoning for the use exception area along Meridian Road and Victory. The application refers to these lots as office/commercial. For clarification, staff would like to state that the uses will be regulated by the Schedule of Use Control in the Zoning Ordinance per the L-O zone standards. This will allow for office uses as 'permitted' and some commercial uses (retail, restaurant, etc.) may be approved through a separate CUP process provided parking and other requirements can be met. See Condition #8. 9. Fire Dept. Comments: Several conditions £Tom the Fire Dept. warrant mentioning here, as they are beyond the standard conditions. The applicant should confirm if they object to any of these: e The cul-de-sacs at the end of Napoli and Jiovanni shall be widened to at least 29 feet around the island on the east and west sides and at least 33 feet on the north side. e Modify the site layout on Lot 2, Block 2 to reduce the length of the dead-end parking area. This could be accomplished by orienting the building east-west and placing parking in £Tont of the structure. e Fire Dept. turn-arounds will be required at the existing residence on Lot 10, Block 10 and at the east end of Galvani, where it enters the office area. Note: The ACHD report incorrectly requires this turn around on Lot 23, Block 2 and .should be Lots 6 and 7, Block 2. . A 1500 g.p.m water supply will be required for any house larger than 3,600 s.f (including garage) i.e. the existing house. . A master address identification plan must be worked out with the Fire Department prior to submittal of the final plat. . No street shall be steeper than 10% grade. 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 1O-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: e Minimum lot £Tontage: 79 feet "~,~,, oo~,~" M~~'~" ,~,.O.,,_.;_.O_".M"O'C'~ Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: November 18, 2004 Page 15 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 (SI224449600) from 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. All other existing structures-houses and outbuildings- shall be removed. 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. FmŒDEPARTMENTCONDITIONS 1. 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 Napoli and Jiovanni shall be widened to at least 29 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. 4. A Fire Dept. turn-around will be required at the east end of Galvani, where it enters the office area on Lots 6 and 7, Block 2. 5. A master address identification plan must be worked out with the Fire Department prior to submittal of the final plat. Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 16 6. No street grade shall be steeper than 10% per Code D.I03.2. 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 fàmily dwellings will require a fire-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 11. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department a. Fire Hydrants shall have the 4 Y," 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. 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 internal & external roadways. 15. Operational fire hydrants and temporary or pennanent street signs are required before combustible construction begins. 16. Commercial and office occupancies wil1 require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' 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/commercial lots lot will have an unknown transient population and will have an unknown 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 Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 17 on a request for Basic Life Support. The budget constraints are typically defined 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 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 Marsha!!, 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 roning compliance for detailed review of your proposal and submit stamped (approved) plans with your application. PARKSDEPARTMENTCONDDnONS 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 fÌ'om 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. Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: November 18, 2004 Page 18 IDAHO TRANSPORTATION DEPARTMENT (ITD\ 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 centerline 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. RECOMMENDATION Staff recommends approval upon resolution of the items in this staff report. MAYOR Tammy de Weerd olfe ;dlCrf! IDAHO LEGAL DEPARTMENT (208) 466-9272 . FAX 466-4405 PARKS & RECREATION (208) 888-3579. Fax 898-5501 PUBLIC WORKS (208) 898-5500. Fax 887-1297 CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nary Charles M. Rountree Keith Bird BUILDING DEPARTMENT (208) 887-2211 . Fax 887-1297 PLANNING & ZONING (208) 884-5533 . Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: November 11, 2004 Transmittal Date: October 19,2004 Hearing Date: November 18, 2004 File No.: PP 04-038 Request: Prelimina Plat a proval for 90 single-family residential building lots, 14 commercial office lots & 12 common lots on 42.46 acres in proposed R-4 & l-O zones for Strada Bellissima Sub By: Pinnacle Engineers, Inc. Location of Property or Project: NWC of Victory Road and State Highway 69 David Zaremba, PIZ (No FP) David Moe, P/Z (NoFP) Wendy Newton-Huckabay, P/Z (No FP) Michael Rohm, P/Z (No FP) Keith Borup, P/Z (No FP) Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith Bird, C/C Shaun Wardle, C/C Water Department X- Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department Cny Attorney City Engineer City Planner ~ CIT\ vF MERIDIAN v'¡ASTEWATER DEPT. City Of Meridian . City Clerk Office 33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-4433 City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887-4813 Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power CO, (FP/PP only) Qwest (FP/PP only) Intermountain Gas (FP/PPonly) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County Land Records Meridian Development Corporation Historical Preservation Commission Your Concise Remarks: ~~ RECEIVED Nav 0 2 2004