HomeMy WebLinkAboutStrada Bellissima CUP
CUP 04-047
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Pinnacle Engineers, Inc.
November 18, 2004
ITEM NO.
12
REQUEST PD consisting of single family residential & office uses w/request for reduction to the
minimum requirements for street frontage from 80 feet to 79 feet for the residential portion for
Strada Bellissimo Subdivision - NWC of Victory Road and State Highway 69
AGENCY
COMMENTS
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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
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See attached comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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Emailed:
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Staff initials: \
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MaIerlc;lls presented at public meeUngs shall become property of the CIIy of Merldlan.
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Ada County Highway District
John S. Franden, President
David E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City 10 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHO.ada.id.us
November 2, 2004
RECEIVED
NOV - 3 2004
To:
Pinnacle Engineering, Inc. Dave McKinnon
12552 W. Executive Drive, Suite B
Boise, Idaho 83713
city of Meridian
City Clerk Office
Subject:
M PP04-022/MCU P04-024/MAZ04-0 16
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.
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Lori Den Hartog
Planner II
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
Qi1;y,ot;Meridian
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. 8- Ada County Highway District
Right-of 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: IdenhartoaCàJ.achd.ada.id.us
On October21, 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-O22/MCUPO4-O24/MAZO4.016
Site address:
nlwlc 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: Original Application
A.
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 development is estimated to generate 2,032 additional vehicle trips
per day based on the Institute of Transportation Engineers Trip Generation Manual (Medical/Dental
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 Sinale-familv residential RUT & R-6
East Meridian Rd ISH 69) & Plant Nursery C-2
West Single-family residential (Bear Creek) R.4
2
6. Impacted Roadways
Roadway Frontage Functional Traffic Count levelot 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
4/8103
7.
8.
9.
10.
11.
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).
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-ot.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.
. 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).
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.
Site History
ACHD has not reviewed this site within the past year.
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 to 4 lanes.
Findings for Consideration
Right-ot-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 Roadways
Victorv Road
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). 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 1D-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 Roadways
Meridian Road ISH 69)
Meridian Road (SH 69 is under the jurisdiction of the Idaho Transportation Department. The
application should contact ITD to determine if any improvements andlor additional right-of-way will be
required as a part of this application.
2.
Street Sections
InternallLocal 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 intemallocal 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-F1B, 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 half-
street.
The applicant will be required to construct Maestra Street as a commercial street section with vertical
curb, gutter, and a 5-foot concrete sidewalk from Meridian Road to the driveway serving the office
lots.
Collector Roadways
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 vertical 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 O.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 "O.38-acre out-parcel."
Modification of Policv
The applicant is proposing to construct a 10-foot wide asphalt pathway on the north 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 north 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 provide 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.
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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 480-feet east of the westernmost property line (measured
property line to centerline). The applicant has proposed that Lot 2, Block 7 will be designated as a
temporarytumaround lot until the roadway is extended. The applicant should install a sign at the
terminus 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 terminus of Alfani Street. The applicant should install a sign at the terminus 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 islandslmedians 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.
6.
Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning 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 100-square foot area.
Cul-de-sac tumarounds with oar/dna
The applicant has proposed two cul-de-sac turnarounds. The tumarounds 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
turnarounds.
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-decsac 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
southem end of the site. The applicant will need to provide a turnaround 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 andlor 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 andlor 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 A/fani 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 (ITO). The
applicant has proposed a public road access (half-street section) at the Y. mile to serve as an access
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6.
7.
8.
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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 intemal, 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 (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.
Construct a 1 O-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 (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 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 tumaround 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.
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 tumaround 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 tumaround 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 ofthe right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be bome
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe 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.
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.
10.
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 useldevelopment 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
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Strad Bellissima Vicinity map
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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 of the 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) working 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 andlor 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
. '(1'"
,ic"!
ì 2004
City of M""óia,
City Clerk Olfie,
~ & ~ ~ 'Di4tW:é
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, fD 83642
Phones: Area Code 208
OFFICE: Nampo 466.7861
SHOP: Nampa 466,0663
27 October, 2004
RE:
CUP04-047, AZ 04-028, PP 04-038/Strada Bellissima 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 Dis1rict and no further review will be required.
However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation Ois1rict
requires a Land Use Change Application be filed for review prior to final 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 Ois1rict.
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,
(Í~¡;~
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c:
Water Superintendent
File-Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS, 23,000
BOISE PROJEG RIGHTS, 40,000
R'\"EC~~;!F>
~t !l., .J~.
NOV - 1 2004
City of Meridian
City Clerk Office
COpy
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
29 October 2004
Phones: Areo Code 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 reauires three 13) 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 !¿~~,
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Cloyd & Bonnie Nelson, 3015 S. Meridian Rd., Meridian, ID 83642
Joan G. Adkins, 400 W. Victory Rd., Meridian, ID 83642
Richard Evans, Evans Construction Mgmt., 9560 W. Pebble Brook Lane, Garden City, ID 83714
Tim Hepper, 448 W. Victory Road, Meridian, ID 83642
enc.
APPROXIMATE IRRIGABlE ACRES
RIVER flOW RIGHTS - 23,000
BOISE PROJECT RIGHTS. 40,000
Keith Bird
WilliamL,M. Nary
Shaun Wardle
Charles M, Rountree
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MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
IDAHO
LElMAJDB I'.III\IIß!JEII
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STAFF REPORT:
Transmittal Date: November IS, 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 BeUissima Subdivision-Revised
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From:
Re:
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. Annexation and Zoning of 43 .83 Acres from RUT (Ada County) to R-4 (Low
Density Residential District) and L-O (Limited Office District), by Pinnacle
Engineers, (File No. AZ-04-028),
. 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).
. Conditional Use Permit for a Mixed-Use Planned Development of Sing[e~
Family Homes and Office uses, with Reduced Street Frontage and a Use
Exception, by Pinnacle Engineers. (File No. CUP-O4-047).
We have reviewed the above referenced submittals and otTer the foUowing comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The main changes on this plat ftom 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 corner of the project. The applicant, Pinnacle Engineers, is proposing
annexation of approximately 43 acres of land located at the northwest corner of Meridian Road
(SH 69) and Victory Road. The plat for the property consists of 90 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 from 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),
J,L<J....28. Pl'-<I4-<38, CUP""'"
S"",,-"....odAZ,PP,CUP
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: November 18, 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.lacre is 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
CUPIPD 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 frontage by one foot.
R-4 Zone:
Lot Frontage-City Requirements
80' 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 comer of Meridian Road (SH 69) and Victory Road,
SURROUNDING PROPERTIES
North: Vacant parcel, future site of Valley Shepherd Church of the Nazarene, zoned R-8.
South: Vacant/agricultural land, 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 tenDS 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:
A.
B.
C.
D.
Will the new zoning be harmonious with and in accordance with the
Comprehensi~e 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.uJacre gross-is within the range
designated by the Comprehensive Plan. The east portion of the property 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,
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.
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.uJacre gross-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).
E.
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
F.
G.
H.
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 Corner (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 ITontage 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.
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 detennine 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.
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 shall be able to provide
adequately any ofsuch 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 \4 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.
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 CommissionlMayor & 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,
L
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 of this 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 Commission/Mayor & 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 115 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 ],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 conformance ofthe snbdivision 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 infrastructure, 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 CommissionlMayor & 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 CONSIDERATIONS-PRELIMINARY PLAT
1.
Right-of-wav 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 fiom centerline, that should be dedicated to ACHD as part ofthis 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 fiontage, 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 fiom 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 Versions/ACHD 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
AIfani 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
I.
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 cuI-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 fÌ'om 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 Lot11, 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 stonn.drainage will be conveyed to subsurface disposal
systems.. Any modification fÌ'om 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.
.
Show the micro path on Lot 17, Block 2,
Sanitary sewer service to this site shall be via main line extensions /Tom an existing main
approximately';" 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 /Tom 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.
13.
A detailed fencing plan shall be submitted with the application for final plat A 6-foot
solid fence shall be required around the perimeter of the subdivision unless the City
agrees in writing that such a fence is not required. Applicant shall address intended
fencing design at the public hearings,
14.
In accordance with MCC 12-13-10-8, Applicant shall provide 5-foot detached sidewalks
adjacent to Meridian Road (SH-69). Applicant shall construct a detached 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 groundwaterlsoils 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 stonn events, and for a
period of time not to exceed 24 hours, Side slopes within drainage areas shall not exceed
3: I. 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 CommissionlMayor & 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 of 3-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 CommissionlMayor & City Council
P&Z Hearing Date: November 18,2004
Page 11
9,
Any tree over 4" in caliper that is removed ITom the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed, Required landscaping trees will not be considered as replacement trees for
those trees that are removed,
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 witb the Meridian
Comprehensive Plan and in accordance with the requirements of this 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.
That the proposed use, ifit 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.
G.
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.
H.
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
1. 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 Commission/Mayor & 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
ITontage 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-{)f
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 comer of the project cannot redevelop
without a cross access ITom 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:
. 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,
. 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.
. 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 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 /Tontage: 79 feet
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Planning & Zoning CommissionlMayor & 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 andlor 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) trom 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 fÌ'om the subdivision and
not trom 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.
FIRE DEPARTMENT CONDmONS
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 Jiovaruù 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 ofInternational 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 lTD, 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 fumily 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 shaH be placed an average of 400'
apart, International Fire Code Appendix D
10. Acceptance of the water supply for fire protection will be by the Meridian Water Department.
II. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a, Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle,
b. The Fire hydrant shall not fuce 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 comers"
f Fire hydrants shall not have any vertical obstructions to outlets within 10',
12. The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have an approved turn around.
13. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius,
14. Provide a 20' wide Fire Lane for all internal & external roadways.
15. Operational fire hydrants and temporary or permanent street signs are required before combustible
construction begins.
16. Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart,
17. The proposed 90-1ot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 261 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 volumes. The Meridian Fire Department has
experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency
Services Consulting Group our requests for service are projeeted 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 Commi$sionlMayor & 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 of5' from the building to the dumpster enclosure,
21. Provide a Knoxbox entry system for the complex,
22. Paint the curb red and provide signage "No Parking Fire Lane". Verify locations with Fire Marshall,
Joe Silva, 888-1234.
23. Provide exterior egress lighting as required by the International Building & Fire Codes,
SANITARY SERVICES CONDITIONS
I. 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.
PARKSDEPARTMENTCONDfinONS
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.
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: November 18, 2004
Page 18
IDAHO TRANSPORTATION DEPARTMENT (ITo) CONDITIONS
I. 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,