HomeMy WebLinkAboutMessina Meadows PPMERIDIAN PLANNING & ZONING MEETING June 2, 2005 PP 05-019
APPLICANT Tuscany Development, Inc.
ITEM NO. 15
REQUEST Public Hearing: Preliminary Plat approval of 491 building lots & 67 other lots on
136.72 acres in a proposed R-8 zone for Messina Meadows Subdivision - on South Eagle
Road between West Victory Road and West Amity Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See attached Staff Comments
no comment
See attached comments
see attached comments
see attached comments
Date: Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
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CITY HALL
MAYOR . �g.,,�, ..r^;: "^ u.
(208) 888-4433 Fax 887-4813
Tammy de Weerd
C:['rY o1-�.' PUBLIC WORKS
CITY COUNCIL MEMBERS BUILDING DEPARTMENT
Keith Bird X7VI% f�" r (208) 887-2211 —Fax 898-9551
Cluistine Donnell VVV�yy s 1/L
Shaun Wardle ; 11.3 \HO 1f LEGAL DEPARTMENT
Charles M. Rountree f (208) 888-4433 —FAX 887-4813
STAFF REPORT: P&Z Hearing Date: June 2, 2005
Transmittal Date: April 255 2005
To: Mayor, City Council and Planning & Zoning Commission
From: Joseph Guenther, Associate City Planner-`
Michael Cole, Development Services Coordinator
Re: Messina Meadows Subdivision
• Annexation and Zoning of 136.72 Acres from RUT (Ada County) to R-8
(Medium Density Residential), by Tuscany Development, Inc. (File No. AZ -
05 -017)
• Preliminary Plat Approval of Four Hundred Ninety One (491) Single -Family
Building Lots, Sixty -Seven (67) Other/Common Lots, and One (1) Park lot,
by by Tuscany Development, Inc. (File No. PP -05-019)
• Conditional Use Permit Approval for a Planned Development Consisting of
Single -Family Homes, a Future Neighborhood Park, and multiuse pathways,
with Reduced Minimum Lot Frontages, and Reduced Minimum Lot Sizes, by
by Tuscany Development, Inc. (File No. CUP -05-026)
We have reviewed the above referenced submittals and offer the following comments and
conditions of the applicant:
APPLICATIONS SUMMARY
The site is located on the west side of Eagle Road n/z mile North of Amity Road and through the
mid block along the Ten -Mile Creek south to Amity Road. The subject property is within the
Urban Service Planning Area and the current Area of City Impact. The applicant, by Tuscany
Development, Inc, has applied for Annexation and Zoning (AZ), Preliminary Plat (PP) and
Conditional Use Permit/Planned Development (CUP/PD) approval of Four Hundred Ninety
AZ -05-017, PP -05-019, CUP -05-026 Messina Meadows Subdivision.AZ.PP,CUp
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 2
One (491) single-family residential building lots and Sixty -Seven (67) other/common lots with
One (1) Park Lot on 136.72 acres (exclusive of right-of-way to be dedicated).
The applicant is proposing to phase the development in four phases. The first phase includes
the 8.5 -acre park and single family residential buildings on the southern border of Messina
Hills #2 and Messina Village 112 Subdivisions (Tuscany) and is serviced by city service lines
through the Tuscany Development. This phase includes the townhouse lots in Block 23. The
second phase includes the other proposed townhouse lots in Block 22. The third phase is the
eastern and central portion of the development, primarily 6000-9000 sq foot single family
residential lots. The final phase is the southern portions bordered by the Ten -Mile Creek and
Amity Road. These are the larger lots, ranging from 7700 sq ft to 15500 sq feet.
The gross density of the proposed development is 3.58 dwelling units per acre. The proposed
density is in accord with the proposed R-8 zoning district, and the Future Land Use Map of the
Comprehensive Plan (see Annexation & Zoning Analysis "A" below).
The applicant has requested reduced lot sizes and reduced lot frontages as part of the Planned
Development. The smallest lot shown on the preliminary plat is 3600 sq/ft for the townhouse
lots. The minimum lot size for the R-8 zone is 6,500 square feet; 65 single family lots and 103
townhouse lots of the 491 lots are below the 6,500 square -foot minimum). Therefore, allowing
lot sizes that are below the minimum established by ordinance for the R-8 zone is necessary for
this project. On the submitted preliminary plat, 147 single family lots and the 103 townhouse
lots of the 491 lots shown are below the 65 -foot minimum frontage requirement of the R-8
zone. The applicant has requested alternate setbacks as detailed below. Staff recommends the
minimum lot size, frontage and building setbacks as detailed below.
R-8 Zone:
Lot Size- City Minimum Requirement
6,500 sq. ft.
Lot Frontage - City Minimum Requirement
65 -feet (non cul-de-sac)
Residential Building Setbacks —
Blocks 22 and 23:
Setback from Parkway — 5 -Feet
Setback from Private Street — 20 -Feet
All other lnts:
Front (Living Space)
15 -feet
Front (Face of Garage)
20 -feet
Side yard
5 -feet
Rear
15 -feet
Shown on PreliminaLy Plat
3,600 sq. ft.(minimum)
Shown on Preliminary Plat
40 -feet (minimum, non cul-de-sac)*
*except common drives
AZ -05-017, PP -05-019, CUP -05-026
Messina Mcadows AZ,PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 3
Rear, side entry garage 5 -feet
Interior Side* 5 -feet
Street Side 15 -feet
* No additional setback per story
NOTE: Front setbacks should be measured from the back of sidewalk. See Preliminary Plat
Analysis below.
The proposed PD amenities include: a 8.5 acre public park (Block 21, Lot 1) to be located in
the north central region of the proposal and an approximately .3 -acre (Block 1, Lot 3)
clubhouse with a pool. Additional open space lots contain the pathway system and are located
along the northern boundary (Block 17 Lot 2 and Block 24 Lot 1) and the Ten -Mile Creek
(Block 15 Lot 28 and Block 10 Lot 1). These open space lots account for approximately 5.78
acres. The proposed open space makes up greater than 10.4% of the site (parkways not
included); 5 % minimum is required. Multiuse pathways are proposed for this site as shown on
the landscape plan; these pathways provide connection from Eagle Road to the paths in the
proposed Bellingham Park Subdivision and through to the Tuscany Development and on the
Ten -Mile Creek to approximately Amity Road. The applicant has indicated that Lot 16 Block
15 would be reconfigured for an alternate pathway location if Bellingham Park Subdivision is
not approved. See Special Considerations in the Conditional Use Permit section below for a
detailed analysis of the proposed amenities and the potential for the park.
The applicant has submitted several pictures of residential housing types; a construction
materials list has not been submitted. A LOMR Floodplain Alteration application to FEMA
would need to be completed to allow for portions of Phase 1 and portions of Phase 4 to be
removed from the floodplain. See Conditional Use Permit/Comprehensive Plan Analysis below
for more information.
Recently, the City has reviewed and approved annexation/zoning and development applications
for Tuscany Subdivision north of the site and a low density development east of the site in
Kingsbridge. These developments were all on the south side of Victory Road and in the near
vicinity.
The development is serviceable through connections in Messina Hills #2 and Messina Village
#2 Subdivisions (Tuscany). Sewer service for this development will be via the future Tuscany
Subdivision and under the Ridenbaugh Canal. If this development is approved, it shall be
subject to the sewer system being available.
Staff recommends approval of the subject annexation/zoning (AZ -05-017), preliminary plat (PP -
05 -019), and conditional use permit (CUP -05-026) with the conditions and modifications based
herein.
LOCATION
AZ -05-017, PP -05-019, CUP -05-026 Messina Mcadows.A4PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 4
The subject site is located on the west side of Eagle Road %2 mile North of Amity Road and
through the mid block along the Ten -Mile Creek south to Amity Road., in Section 29, Township
3 North, Range 1 East.
SURROUNDING PROPERTIES
North: Tuscany Lakes Subdivision, zoned R-4 (Meridian City).
South: Vacant/Agricultural/Single Family Residential zoned RUT (Ada County)
East: Vacant/Agricultural/Single Family Residential zoned RUT (Ada County).
West: Proposed Bellingham Park Subdivision (R-8) Ten -Mile
Creek/Vacant/Agricultural/Single Family Residential zoned RUT (Ada County)
As mentioned in the summary above, there are several developments in this area that have
recently been approved by the City. Some of the new homes in Tuscany Subdivision, just north
of the current property, are already occupied. Although a significant portion of the land on the
east side of Locust Grove Road has been approved for development, this site, if approved, will
be the first property south of the Ridenbaugh Canal annexed into the corporate limits of the city.
OWNER OF RECORD
The property owners of record are Tuscany Development, Inc., Lynn B. Asay, Harold R. Long,
Eliza Anne Henry, and Paul Warrick. These owners have provided notarized consent for Briggs
Engineering, to submit the subject applications.
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has
combined the analysis of use with the annexation and zoning findings.
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to Zoning
Amendments, both the Planning & Zoning 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."
The following is the list of standards found in 11-15-11 and analysis by staff:
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;
In Chapter VII of the Comprehensive Plan, `medium density' is defined as areas
including single-family homes at densities of three to eight dwelling units per acre. Staff
finds that the requested zoning designation, R-8, is harmonious with and in accordance
with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land
to be "Medium Density Residential". The 3.58 dwelling units per acre proposed with the
preliminary plat are consistent with previous Commission and Council actions and
generally conform to the goals, objectives, and action items contained in the
AZ -05-017, PP -05-019, CUP -05-026 Messina MEadows.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 5
Comprehensive Plan for this area. In addition, the applicant's cover letter (dated March 7,
2005) lists several Comprehensive Plan policies, all of which support the annexation and
proposed residential use of the property.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
After evaluating the original preliminary plat submittal and the Comprehensive Plan
policies regarding hazardous use (floodplain), multi -use pathway, and preservation of -
natural features areas, staff discussed with the applicants agent the portion of'the site
within the floodplain and along the Ridenbaugh Canal, the Eight -Mile Drain and Ten -
Mile Drain designated for multi -use pathways. Staff expressed concerns that the proposal
needed to conform to the purpose statement of the natural features goals and policies and
staff can make the findings to recommend approval based on the.following:
Chapter V A.2 P30 - Hazardous Areas — The purpose of the floodplain District is to
guide development in the flood -prone areas of any watercourse that is consistent with the
requirements for the conveyance of flood flows and to minimize the expense and
inconveniences to the individual property owners and the general public through
flooding. Uses permitted in this district are generally associated with open space,
recreational, and agricultural land uses and do not hinder the movement of floodwaters.
The applicant has submitted a letter from Paul Kunz (April 28, 2005) indicating that
the applicant has made the first indications of filing for a Letter of Map Revision to
the Federal Emergency Management Agency. The letter indicates that if the farm
access roads are removed within the Bellingham Park proposal then the 100 year
floods would be contained within the naturally graded banks of Ten -Mile Creek.
As reported soils types closest to the Ten Mile Creek are prone to flooding with
seasonal high groundwater levels at 5-10 feet below grade.
The submitted plan has seventy (70) lots proposed in the current floodplain
designation.
The applicant has reviewed a letter from John Anderson, of Nampa Meridian
Irrigation District addressing usage along major canal systems. Staff feels the plat
dated March 14, 2005 adequately addresses the location of the multi -use pathways
which provide a buffer from the creeks to residential lots and will not hinder the
movement of floodwaters.
Chapter VI C.2 P71 — Multiuse pathways: Pathways that encourage use by bicyclists and
pedestrians can decrease road congestion and add to the community's quality of life. The
proposed off-street and multiuse pathway systems are depicted in Figures VI -3 and VI -4.
New and existing developments should ensure that the guidelines laid out in this plan are
adopted.
AZ -05-017, PP -05-019, CUP -05-026 Messina Meadows.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 6
The applicant has included multiuse pathways proposed in this development. The
Comprehensive Plan indicates in Figures VI -3 and VI -4 the locations of'pathways
along the Ridenbaugh Canal, Eight Mile Creek, and Ten -Mile Creek.
In response to the Nampa Meridian Irrigation District letter indicating the need to
have all pathways located away from the interchange of the Ten -Mile Creek and the
Ridenbaugh Canal, the applicant has proposed an alternate route for the pathway.
Staff supports the pathway system in these locations. With the relocation of the
pathways away from the canal systems the applicant has also proposed a more
intensive use closer to the irrigation interchange than a pathway.
The following goals and policies support the request for additional open space along
natural resources:
• "Preserve and conserve our waterways, wetlands, wildlife habitat, and other
natural resources."(Chapter V, Goal I, Objective Al)
• "Preserve open space for recreation conservation and aesthetics" (Chapter V,
Goal 1, Objective A2)
• "Identify waterways, wetlands, and other natural resources for preservation"
(Chapter V, Goal I, Objective A, Action item 1)
• "Identify feasible interconnected greenbelt areas along waterways, railroads, etc."
(Chapter V, Goal I, Objective A, Action item 2)
• "Develop and maintain greenbelts along waterways" (Chapter V, Goal I,
Objective A, Action item 4)
• "Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South
Slough, and Jackson and Evans drainages) throughout commercial, industrial, and
residential areas" (Chapter V, Goal I, Objective A, Action item 11)
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to
this application (staff analysis is in italics below policy):
• "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal N, Objective D, Action item
4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is
proposing to construct a 25 foot wide landscape berm with vegetation along Eagle
Road. Staff is supportive of these widths, as long as the entire buffer lies outside the
ultimate right-of-way, and the sidewalk is located outside of the 25 foot wide buffer
(ox increase buffer to 40 feet). See Site Specific Condition #5 in the Preliminary Plat
section below.
* "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" from the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Objective A, #3)
AZ -05-017, PP -05-019, CUP -05-026 Messina Meadows.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
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This publication encourages jurisdictions to establish bikeway and walkway facilities
in new construction and reconstruction projects, in a manner that is safe, accessible
and convenient. The proposal as
• "On -street bikeways should be incorporated on all future Collector streets." (Chapter
VI, Figure VI -5)
Figure VI -5 on page 57 of the Comprehensive Plan designates an on -street bikeway
mid -mile between Victory Road and Amity Road. The applicant is proposing a 36 foot
street section for Wrightwood Way (collector). The applicant has not proposed an
onstreet bike path for Locust Grove road between Victory and Amity but the addition
of a I0 foot gravel shoulder for future expansions should accommodate bike lanes.
A portion of the site located south of the quarter section line is locatd in the "Low
Density Residential" Designation. In Chapter VIl of the Comprehensive Plan, `Low
density' is defined as areas including single-family homes at densities of three dwelling
units or less -per acre. The applicant is requesting that all the subject site be zoned R-8
(Medium Density Residential) and has made a request for a `step up' in density. The R-8
district allows for a maximum of eight (8) dwelling units per acre (MCC11-7-2.C). The
applicant's requested design provides for larger lots consistent with a lower density
transitional area. The comprehensive plan states on Page 104, Objective D- Plan for
appropriate uses within rural areas: "Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped
screening or transitional densities with larger, more comparable lot sizes to buffer the
interface between urban level densities and rural residential densities. "
There is one approximately 3 acre lot located immediately south of the property classified
as Low density residential. The applicant has calculated a residential density of 3.37
dwelling units to the acre for the overall low density designated area, however the lots
surrounding the southern property are significantly larger and designed in such a manner
as to be least intrusive. Although it would be possible to require an R-4 zoning
designation staff sees the value in allowing one zoning designation on the entire
subdivision. Staff supports the step up in density for this project.
Staff recommends that the Commission and Council rely on staff's analysis, public
testimony received and any comments submitted from any other agencies or departments
regarding whether the proposed zone and subsequent development is harmonious with
and in accordance with the Comprehensive Plan.
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat and conditional use permit proposing single-family lots on the subject
site (PP -05-019 & CUP -05-026). Staff does not anticipate that the applicant plans to
rezone the subject property in the future if the accompanying CUP/PD and PP
applications are approved.
AZ -05-017, PP -05.019, CUP -05-026
Messina Meadows,AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 8
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;
The existing proposal is consistent with the Comprehensive Plan. Staff does not
anticipate commercial or other uses are planned for the site.
D. 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 a substantial portion of the land to the north has been developed (or
approved for development) in a manner similar to the proposed subdivision, with single-
family dwelling units. The Tuscany Lakes Development (Tuscany Lakes, Messina Hills,
Messina Village) to the north was approved with a gross density of 2.34 dwelling units
per acre and a school site. Tuscany Lakes Subdivision is an R-4 subdivision with the lot
range from 10,000 sq feet to 30,000 square feet. Neighboring Ada County Developments
are in the 1 acre to 5 acre size range. This development is proposing significantly smaller
lots, but within the acceptable limits for a medium density development bordering a low
density residential area.
There have been no recent street improvements in the area. Further, Eagle Road (south of
Victory Road) is not currently scheduled within ACHD's Five Year Work Program or
Capital Improvements Plan (CIP) for roadway widening.
This entire development is not currently serviceable by the City of Meridian's sanitary
sewer system. Phase 1 shall be served by a connection in Messina Village Subdivision
#2, while sewer service for the western and southern phases of the development will be
via the future main located along Ten. -Mile Creek, through Tuscany Subdivision and
piped under the Ridenbaugh Canal. If this development is approved, it shall be subject
to extending the sewer system. Other urban services, such as water, are near to this
site and the applicant should be able to extend such services to the site in cooperation
with Meridian Public Works. Staff finds that the subject site is more dense than
surrounding proposals and provides a housing type which has not been utilized in the
immediate vicinity (Blocks 22-23). The overall proposal is consistent for development
in a fashion similar to other properties in the area.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
AZ -05-017, PP -05-019, CUP -05-026 Messina Meadows.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 9
The applicant has submitted several front elevations for the proposed single-family
homes. If the homes are constructed in substantial compliance with the submitted
elevations, they will be similar in design to other residences in the area. The existing
character of the area will, and is, currently changing. However, this is one of the first
developments to apply for residential uses south of the Ridenbaugh canal. This
development will set the tone for how the rest of this area, particularly the south,
develops or does not develop.
The proposed homes must be designed, _constructed, and maintained in significant
compliance to the recommendations as listed by the Geotechnical experts report. The
houses must be desi ned in a fashion as to not allow an oundwater to enter the
crawlspaces, otherwise the housing -products should be constructed without crawlspaces
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Due to other existing and proposed uses near the site, staff does not anticipate that the
proposed zoning/uses will be physically hazardous to future or existing uses or neighbors
in the area.
The floodplain must be engineered as to not hinder any floodwaters leaving the site. If a
flood event occurs and buildings impact the flow of water downstream then the use may
become hazardous to the neighboring properties.
Staff recommends that the Commission and Council rely on staff analysis, comments
from other agencies, and public testimony to determine whether the proposed use will be
disturbing or hazardous to the existing neighboring uses and future expected uses in this
vicinity.
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 shall be able to provide adequately any of such services;
This entire development is not currently serviceable by the City of Meridian's sanitary
sewer system. Phase 1 shall be served by a connection in Messina Village Subdivision
#2, while sewer service for the western and southern phases of the development will be
via the future main located along Ten -Mile Creek, through Tuscany Subdivision and
piped under the Ridenbaugh Canal. If this development is approved, it shall be subject
to extending the sewer system. Other urban services, such as water, are near to this site
and the applicant should be able to extend such services to the site. Water to serve this
development is existing or currently under development with Tuscany Lakes Subdivision.
The applicant shall be responsible for the extension of utilities to and through this
proposed development. Sizing and routing shall be coordinated with the Public Works
Department.
AZ -05-017, PP -05-019, CUP -05-026 Messina Meadows.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 10
The applicant and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
Based on the comments received from other agencies/departments, staff finds that the
public services listed above can be made available to accommodate the proposed
development. The Commission and Council should reference any written and/or verbal
testimony submitted by any public service provider, regarding their ability to adequately
service this project.
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;
If approved, the developer will be financing the extension of sewer, water, public street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police, school facilities and services. Staff
finds there will not be excessive additional requirements at public cost and this
development will not be detrimental to the economic welfare of the community.
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 recognizes that traffic and noise will increase with the approval of a development on
this site; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public. Staff does not anticipate that annexation and
development in accordance with current city code and the Comprehensive Plan will
create excessive noise, smoke, fumes, glare, or odors.
Fencing along all canals and waterways shall be a minimum of 6' in height and
constructed of non-combustible materials as to not interfere with regular maintenance of
ditches and waterways by Nampa Meridian Irrigation District.
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 applicant is proposing to construct one public street entrance into the site from Eagle
Road and a public street connection to the site from Amity Road and a stub street at the V2
section line as outlined by the comprehensive plan. The proposed public street entrances
to Eagle and Amity Roads have been proposed to ACRD. If all vehicular approaches
(streets) are approved and constructed in accordance with ACHD policies, staff does not
believe that the subdivision will create interference with traffic on the surrounding public
streets. Please review any comments from ACHD for this project for additional
information regarding this finding.
AZ -05-017, PP -05-019, CUP -05-026 Messina Meadows.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page I 1
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
The comprehensive plan defines the Ten -Mile Creek and Eight Mile Creek as a natural
features of importance, as described in the Annexation and Zoning Analysis A. The
applicant should make all attempts at preservation of this natural feature. There are
many game species in the vicinity which utilize the drainage systems for habitat.
Any existing trees larger than 4" caliper that are removed should be mitigated for, per
the Landscape Ordinance.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may result in
the destruction, loss or damage of a natural or scenic feature(s) of importance of which
staff is unaware.
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
In accordance with the findings listed above, staff finds that the annexation/zoning of this
property, as proposed by the applicant, would be in the best interest of the City.
ANEXATION & ZONING COMMENTS
1. The annexation legal description submitted with the application (stamped by Wayne K.
Barber, PLS) shows the property as contiguous to the existing corporate boundary of the City
of Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
3. A Development Agreement (DA) will be required as part of an annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact „the City Attorney, Bill Nary, at 888-4433 to initiate
this process. The DA shall incorporate the following:
• That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this project
will have to be removed from their domestic service, per City Ordinance Section 5-7-517,
when services are available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape irrigation.
• That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses
shall not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
AZ -05-017, PP -05-019, CUP -05-026 Messina Mcadows.AZPP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 12
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
• That development of Phases 1 and 4 located within a floodplain shall not commence until
FEMA approves the proposed Letter of Map Revision and the flood designation has been
revised for Ten -Mile Creek. If the flood plain and floodway boundaries presented with
this application are not approved by FEMA, the applicant shall have two options: 1)
remove any lots within the FEMA -approved floodplain boundaries or 2) resubmit for
preliminary plat approval of Phases 1 and 4.
• The developer shall construct multi -use pathways as required by the Comprehensive Plan
and presented on the preliminary plat Dated March 14, 2005. The future crossings of Ten
Mile Creek and the Ridenbaugh Canal may be accomplished through bridges (Davinci
Way stub street) connecting future development with Tuscany Lakes and Messina Hills
Subdivision.
Park — The applicant agrees to dedicate the Public Park to the City of Meridian. The park
shall be constructed in cooperation with the Parks Department and a clear title must be
provided to the City Attorney for review prior to the final plat for that phase being
submitted.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 12-3-3 J.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 of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Analysis "A" above.
B. The availability of public services to accommodate the proposed development;
Please see Annexation and Zoning Analysis "G" above.
C. The continuity of the proposed development with the capital improvement program;
Because the developer will be required to install sewer, water, and utilities for the
development at their cost, staff finds that a development on this property will not require
the expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development;
The development will not require major expenditures for providing supporting services.
Staff recommends the Commission and Council rely upon comments submitted from the
public service providers (i.e. police, fire, ACHD, etc.) to determine this finding. (See
finding "G" under Annexation and Zoning Analysis above, and the Agency Comments
and Conditions at the end of this report for more detail.)
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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 health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention; other than the floodway and potential groundwater/soils issues previously
discussed, no hazardous natural features have been identified on the site. ACHD
considers road safety issues in their analysis. Staff finds the Commission and Council
should rely on any public testimony that may be presented to determine whether the
proposed use may cause health, safety or environmental problems of which staff are
aware.
SPECIAL CONSIDERATIONS—PRELIMINARY PLAT
1. Public Streets and Access: The applicant is proposing to construct through roads (Mona
Lisa Drive) connecting Eagle Road and (Stromboli Drive) connecting to Amity Road
with future projects to the west and existing projects to the north. These roads will serve
as collector streets in this area and will provide access to Eagle and Amity Roads for all
parcels in this section. Staff is supportive of the proposed design, as it will provide
access to future development across Ten -Mile Creek and the Ridenbaugh Canal for all
parcels in this section.
2. Right-of-way & Landscape Buffers:
Arterial Streets: Staff recommends that the applicant be required to comply with the
ACHD's requirements for right-of-way dedication along Eagle Road.
Collector Roads: Staff recommends that the applicant be required to comply with the
ACHD's requirements for right-of-way dedication along Amity Road.
Landscaping and sidewalks adjacent to Eagle and Amity Roads should be constructed in
compliance with MCC 12-13-10. A 25 -foot wide landscape buffer, located entirely
outside of the right-of-way and not including the width of the sidewalk, should be
provided along arterial roadways. A 20 -foot wide landscape buffer, located entirely
outside of the right-of-way and not including the width of the sidewalk, should be
provided along collector roadways. See Site Specific Condition #5 below.
3. Stub Streets: The applicant is proposing to construct stub streets to adjacent parcels east,
west, and south of the site. Staff is supportive of the proposed stub street locations. .
4. Unimproved Right -of -Way: Meridian City Code 12-13-10-9 requires a 10 -foot wide
gravel -shoulder abutting right-of-way where the unimproved portion of the right-of-way
is greater than 13 feet (measured from the edge of pavement to the edge of sidewalk or
property line), and road widening is not in the ACHD Five Year Work Program. The
remainder of the unimproved right-of-way should be landscaped with lawn or other
vegetative groundcover. Locust Grove Road abutting this site meets the warrants for the
10 -foot wide gravel shoulder requirement listed above. Therefore, the applicant should be
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required to construct a 10 -foot wide gravel shoulder on Locust Grove Road, with the
remaining portion of the right-of-way being landscaped with lawn or other vegetative
groundcover. See Site Specific Condition #5 below.
5. Internal Streets: The applicant is proposing to construct internal streets with 32 or 36 -foot
street sections with 5 -foot wide detached attached sidewalks with drainage swales. The
entire street, including the sidewalk is contained within the ACHD right-of-way. Staff is
supportive of this design. To keep cars that park in front of garages from blocking the
sidewalk, all future Face -of -garage setbacks should be 20 -:feet (measured from the
property line or the back of sidewalk, whichever is more restrictive). See Site Specific
Condition #3 below.
6. Private Streets: The applicant is proposing to construct 24 -foot street sections on all
private streets in Blocks 22 and 23. All street sections must comply with the
requirements of the Meridian Fire Department as detailed in Agency Conditions.
6. Micro -paths: Staff recommends that a micro -path connections be provided as depicted as
closely as possible according to the Comprehensive Plan. There are three distinct
pathway systems in this area. The Ridenbaugh canal running east to west, The Eight
Mile Creek from the northeast and connecting to the Ridenbaugh canal pathway, and the
Ten mile pathway connecting the northwest to future developments south of the City of
Meridian. This recommendation will allow greater pedestrian access to the parks located
centrally within this proposal and the school site approved to the north in the Tuscany
Development. See Site Specific Condition #6 below.
7. Piping of Ditches: 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 MCC 12-4-13. Unless otherwise approved by Nampa and
Meridian Irrigation District. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non -approval submitted to the Public Works Department. If lateral users
association approval cannot be obtained, plans will be reviewed and approved by the City
Engineer prior to final plat signature. See Site Specific Condition #8 below.
8. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to 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. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #9 below.
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9. Fencing: The applicant has proposed to construct fencing around the perimeter of the
site. Fencing along all canals and waterways shall be a minimum of 6' in height and
constructed of non-combustible materials as to not interfere with regular maintenance of
ditches and waterways by Nampa Meridian Irrigation District. A detailed fencing plan
should be submitted upon application of the final plat (MCC 12-4-10.F.3). If permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences should
taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with MCC 12-4-10. See Site Specific Condition #10 below.
10. Sanitary Sewer The entire development is not currently serviceable by the City of
Meridian's sanitary sewer system. Phase 1 shall be served by a connection in Messina
Village Subdivision #2, while sewer service for the western and southern phases of the
development will be via the future main located along Ten -Mile Creek, through
Tuscany Subdivision and piped under the Ridenbaugh Canal. See Site Specific
Condition #12 below.
SITE SPECIFIC CONDITIONS --PRELIMINARY PLAT
1. The preliminary plat prepared by Briggs Engineering, Inc, dated Mar 14, 2005, is
approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ -05-017) and Conditional Use Permit (CUP -05-
026) and Development Agreement shall also be considered conditions of the Preliminary
Plat (PP -05-019).
2. In lieu of strict adherence to multi -pathway locations, the applicant may propose an
alternative multi -use pathway system in compliance to the 2002 Future Land Use Map if
approved by the Meridian Parks Department.
3. Place a note on the face of the final plat stating that all future front garage setbacks shall
be 20 -feet as measured from the property line or the back of sidewalk, whichever is more
restrictive. Exceptions to this requirement would be the lots contained by Blocks 22 and
23.
4. Prior to the City Engineer's signature of a final plat containing all structures not
contained on a designated lot shall be removed.
5. The submitted landscape plan prepared by The Land Group, Inc., dated 2-15-05 is
approved as submitted with changes. The following should be included in a revised
landscape plan:
• `Depict and construct a 10 -foot wide gravel shoulder on Amity Road abutting the
site, with the remaining portion of the right-of-way being landscaped with lawn or
other vegetative groundcover.
• All micropaths within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian
Walkways." Micropath fencing shall be constructed per MCC 12-13-15-9.
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• All areas being counted toward the open space requirement shall be free of "wet
ponds" or other such nuisances. All stormwater detention facilities incorporated
into the required open space are subject to Ordinance 12-13-14 and shall be fully
vegetated with grass and trees, as depicted on the submitted landscape plan.
• 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.
Other than the changes listed above, the approved landscape plan is not to be altered
without prior written approval of the Planning & Zoning Department.
6. Construct a micro -path as depicted on the Preliminary plat March 15, 2005 and drawn by
Briggs Engineering, Inc. Appropriate signage should be included in the micropath as to
direct pedestrian traffic to the appropriate trail system.
7. All road drainage shall be contained on site in the roadside swales as depicted- No trees
shall be placed in such a manner as to interfere with drainage.
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
MCC 12-4-13, unless otherwise approved by Nampa and Meridian Irrigation District.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association (ditch owners), with written approval or non -approval submitted to the
Public Works Department. If lateral users association approval can not be obtained,
plans will be reviewed and approved by the City Engineer prior to final plat signature.
9. The applicant has not indicated who will own and operate the pressurized irrigation
system within this development. Underground ear -round pressurized irrigation must be
provided to all lots within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval.
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.
10. A detailed fencing plan shall be submitted upon application of the final plat. Fencing
along all canals and waterways shall be a minimum of 6' in height and constructed of
non-combustible materials as to not interfere with regular maintenance of ditches and
waterways by Nampa Meridian Irrigation District. If permanent fencing is not provided,
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temporary construction fencing to contain debris must be installed around the perimeter
prior to issuance of building permits. All fences shall taper down to 3 -feet maximum
within 20 feet of all right-of-way. All fencing shall be installed in accordance with MCC
12-4-10.
11. Maintenance of all common areas shall be the responsibility of the Messina Meadows
Homeowners' Association.
12. Staff is concerned about the potential effects of high groundwater in the proposed project
area. Two significant waterways affect this property: the Ridenbaugh Canal along the
entire northern boundary and Ten Mile Creek intersecting the project. Conventional
wisdom holds that the shallow ground water table recedes once development occurs and
agricultural irrigation ceases and waterways are tiled. However, every year a number of
homeowners contact the Public Works Department regarding water in their crawl spaces
in developments that have been completely built out. Applicant's engineer will be
required to submit a signed, stamped statement certifying that all street finish centerline
elevations are set a minimum of three feet above the highest established seasonal high
groundwater elevation.
13. The approval of this proposed development shall be conditional on the applicant being
able to obtain a letter of map revision from FEMA for the proposed modified flood plain
boundaries or redesign the development to comply with Meridian City Code 10-6-5
regarding Provisions for Flood Hazard Reduction.
14. Due to relatively high existing groundwater levels, applicant shall submit a Master
Grading and Drainage plan as part of the development plans to be submitted with each
phase of this development. The Master Grading and Drainage plan shall include at a
minimum the following:
a. Groundwater contours for this development at peak seasonal high depth.
b. Finish floor elevation for all houses in this development.
C. Elevation of crawl space for all houses in this development.
d. Finish grade elevation at each lot corner.
e. Drainage flow patterns on all lots.
Applicant shall maintain a minimum of five ground water monitoring wells in project,
at locations approved by the Public Works Department. Applicant shall continue
monthly ground water monitoring for two years after final approval of each phase and
provide information to the Public Works Department.
If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed and submitted to Public Works and the Building
Department.
If slab -on -grade construction is utilized in conjunction with typical footings, builders of
each lot shall comply with all requirements contained in the International Building
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Code regarding slab on grade construction. The builder of each lot shall provide fill
material gradation certification and a minimum of one compaction testing report per
500 square feet of first floor area (including garage) and provide such reports to the
Meridian Building Department prior to commencement of any framing.
The Master Grading and Drainage Plan must be approved by the Public Works
Department prior to overall plan approval. Builders must provide finish floor and crawl
space elevation certification for each house prior to issuance of certificate of
occupancy.
15. All residential construction, where foundations would be within soil Groups II through
IV of the Unified Soils Classification System, shall comply with the International
Residential Code R405.1, pertaining to the requirement of drains around all concrete
foundations that retain earth and enclose habitable or usable spaces located below grade.
Approved drainage systems shall be installed at or below the area to be protected and
shall discharge by gravity or mechanical means to an approved drainage system. The
applicant shall provide Public Works and the Building Department with detailed soil
classification profile of each test hole as determined by Associated Earth Sciences
Incorporated.
16. Sanitary sewer service to the western and southern phases of the development shall be via
the future main located along Ten -Mile Creek, through Tuscany Subdivision and piped
under the Ridenbaugh Canal, and the northeastern portion shall connect to Messina
Village Subdivision. The Subdivision designer is to coordinate main sizing and routing
with the Public Works Department to be in accordance with the approved master sewer
plan. Applicant shall execute City of Meridian standard forms of easements, for any
mains that are required to provide service.
17. Municipal water to this site shall be via extensions from existing mains in the Tuscany
Development from the north. Applicant will be responsible to construct the sewer and
water mains to and through this proposed development, thereby making them available to
adjacent properties. Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
18. Other than the public street accesses approved by ACHD, direct lot access to Eagle Road
and Amity Road are prohibited. A note shall be placed on the final plat restricting access
to these roads.
GENERAL REQUIREMENTS—PRELIMINARY PLAT
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
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3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. A detailed landscape plan, in compliance with the landscape and subdivision ordinance
and as noted in this report, shall be submitted for the subdivision with the final plat
application.
5. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6. Two -hundred -fifty and one -hundred -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.
7. 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 have to be mitigated.
8. Submit any up -dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24 -hours for all storms up to and including
a I00 -year storm events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3 -feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least 1 -foot above peak high
groundwater.
9. The applicant shall coordinate mailbox locations with the Meridian Post Office,
10. 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.
11. 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.
12. The applicant shall be required to pay Public Works development plan review, and
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construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
13. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
14. Preliminary plat approval shall be subject to the expiration provisi
12-2-4. ons set forth in MCC
CONDITIONAL USE ANALYSIS
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;
As part of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage requirement and lot size requirement and standard setbacks, as
required by Meridian City Code. See Special Consideration #1 below for detailed
analysis.
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features. Although the site is large enough to accommodate all of
the features required by ordinance, the applicant has asked, through the Planned
Development, to modify specific development standards.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed single-family residential subdivision, with a gross density of
3.58 dwelling units per acre, is generally harmonious with and in accordance with the
2002 Comprehensive Plan and Future Land Use Map, which designates the site to be
"Medium Density Residential" and "Low Density Residential" (provided the
Commission and Council grant the requested planned development). Please see
Annexation & Zoning Analysis "A" above.
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;
Please see Annexation & Zoning Analysis "E" above.
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D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff recommends that the Commission and Council rely upon public testimony, staff's
analysis, and other agency comments when determining if the proposed uses will
adversely affect other properties in the vicinity.
E. 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;
Please see Annexation & Zoning Analysis "G" and "H" above, the Other
Agency/Department Comments and Conditions at the end of this report, and any
comments that may be submitted to the City Clerk regarding this project.
F. 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;
Please see Annexation & Zoning Analysis "H" above.
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;
Please see Annexation and Zoning Analysis "I" above.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Please see Annexation & Zoning Analysis "J" above. The Commission and Council
should review any comments received from the ACHD provide for this project when
determining this finding.
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.
Please see Annexation & Zoning Analysis "K" above.
SPECIAL CONSIDERATIONS—CONDITIONAL USE PERMIT
1. Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street frontage and lot size.
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Lot Size: The applicant has requested reduced lot sizes; the submitted preliminary plat
has lots below the 6,500 square -foot minimum size. Therefore, a modification to the
standard R-8 lot size of 6,500 square -feet is applicable. The proposed lot sizes range from
3,600 square -feet to 30,713 square -feet.
Lot Frontage: The minimum requested street frontage is 40 -feet. There are lots that have
between 40 -feet and 168 -feet of frontage (65 -feet is the minimum for the R-8 zone). The
Lots located in Blocks 22 and 23 along the private streets and the lots to be accessed
through Common Drives also require relief from the minimum street frontage. Staff is
supportive of reducing the frontage for some of the lots as it provides lot diversity.
Setbacks: The minimum requested setbacks as defined by the submittal of 3/14/05 is
detailed above. Staff recommends that all street setbacks comply with these requests
(See Site Specific Conditions --Preliminary Plat). Side yard setbacks shall be five (5)
feet and rear yard setbacks shall be 15 feet. Staff would recommend even greater
setbacks for lots along canals and waterways to help mitigate any NMID issues.
2. Amenities: MCC 12-6-2.A-3 requires two or more amenities to be provided as part of
each planned development. The proposed amenities for the subject planned development
include: a 8.5 -acre public park, an extensive open space lot system for multi -use
pathways and a common lot with a clubhouse and a pool. The proposed open space
makes up greater than 10% of the site, 5% minimum is required and it takes 10% to count
open space as an amenity. However, on site parking for the public park has not been
addressed by the applicant. On -street parking will be limited adjacent to the 8.5 acre park
along the collector roadways. The applicant is proposing parking for the clubhouse
located on Lot 3, Block 1 to be located off of Tusa Street. As proposed, staff believes the
proposed park and open space areas provide sufficient amenities relative to the size of the
proposed development. Landscaped open space means land exclusive of street rights-of-
way and street buffers, except for right-of-way specifically dedicated for landscaping
within a subdivision. The applicant states that the total open space areas account for
18.68 acres of which approximately 14 -acres count toward open space which meets the
open space definition in the PD ordinance. No drainage lots, required street buffers, or
canal buffers have been included in this calculation.
3. Elevations: The applicant has submitted several front elevation drawings for the proposed
dwelling units. Staff believes that the dwelling units will be compatible with the
adjoining uses, if the buildings are constructed as shown on the submitted elevations.
Construction within Messina Meadows Subdivision should substantially comply with the
elevations submitted by the applicant. Construction materials used on the structures
should be approved by the City of Meridian Building Department and in accordance with
the most recent Uniform Building Code. See Site Specific Condition ##4 below.
SITE SPECIFIC CONDITIONS -CONDITIONAL USE PERMIT
1. The site plan prepared by Briggs Engineering, Inc, dated March 14, 2005, is approved,
with the conditions listed herein. Applicant shall meet all of the requirements of the
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Annexation/Zoning (AZ -05-017) and Preliminary Plat (PP -05-019) as a condition of the
Conditional Use Permit (CUP -05-026).
2. The project shall conform to the R -S dimensional standards, except as follows.
• Minimum frontage: 40 -feet (non cul-de-sac lots)(non common lots)
• Minimum lot dimensions: 3,600 sq ft.
• Minimum Setbacks shall be:
Residential Building Setbacks -
Front (Living Space)
15 -feet
Front (Face of Garage)
20 -feet
Rear
15 -feet
Rear, side entry garage
5 -feet
Interior Side*
et
Street
Street Side
15 -feet
* No additional setback per story
Exemptions to residential Building Setbacks -
For Blocks 22 and 23 the following shall apply:
Setback from Parkway — 5 -Feet
Setback from Private Street — 20 -Feet
Construction within Messina Meadows Subdivision shall substantially comply with the
elevations submitted by the applicant. Construction materials used on the structures shall
be approved by the City of Meridian Building Department and in accordance with the
most recent Uniform Building Code.
Other A enc /De artment Comments & Conditions
MERIDIAN FIRE DEPARTMENT
One and two family 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 500' apart. International Fire Code Appendix C
2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department
and water quality by the Meridian Water Department for bacteria testing.
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" 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.
AZ -05-017, PP -05-019, CUP -05426
Messina MCadows.A2,PP.CUp.d.0
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 24
e. Fire Hydrants shall be placed on corners when spacing permits -
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
4. 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.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
6. All common driveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide.
7. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
8. Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
9. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
10. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
11. To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The applicant shall
provide a stub street to the property to the (west/east/south). The two entrances should be
separated by no less than % the diagonal measurement of the full development.
12. Building setbacks shall be per the International Building Code for one and two story
construction.
13. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 20'
wide. Streets with less than a 29' street width shall have no parking. Streets with less
than 33' shall have parking only on one side. These measurements shall be based on the
face of curb dimension.
14. The proposed 491 -lot subdivision with an estimated 2.9 residents per household would have
a total estimated population of 1423.9 residents at build out.
15. The proposed project lies outside the five-minute response zone goal. Achievement of
this goal is subject to budgetary constraints and is intended to enhance the probability of
a favorable outcome on a request for Basic Life Support. The budget constraints are
AZ -05-017, PP -05-019, CUP -05-026
Messina Meadows.AZ.PP,CilP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 25
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.
16. The fire department requests that any :future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer
17. All portions of the buildings located on this project must be within 150' of a paved surface
as measured around the perimeter of the building.
18. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
MERIDIAN PARKS DEPARTMENT
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. The pathway should connect through to Bellingham park subdivision. If
Bellingham Park Subdivision fails to be approved the applicant shall provide on street connection
from Lot 16 Block 16 to the Ten Mile Creek until such a time as an extension is possible.
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. Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be reviewed
on a case-by-case basis. The City may choose to maintain neighborhood parks at an acreage of
seven acres or larger. It will be the responsibility of private homeowner groups or associations to
develop and maintain the smaller mini parks and some Neighborhood Parks in their subdivision
that the City does not maintain. Construction fill and grading must be approved by the Meridian
Parks Director.
4. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
AZ -05-017, PP -05-019. CLIP -05-026
Messina Mcadows.AZ,PP,CUP.doc
Planning & Zoning COmmission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 26
5. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
MERIDIAN POLICE DEPARTMENT
1. The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or
Planning Staff to discuss features that increase visibility, including but not limited to: doors and
windows that look out on the public areas, front porches, and adequate nighttime lighting. The
site plan and/or landscaping plan shall be revised in accord with those discussions.
2. Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
CENTRAL DISTRICT HEALTH DEPARTMENT
1. Run-off is not to create a mosquito breeding problem.
2. Stormwater shall be pretreated through a grassy Swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
3. The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stormwater disposal and design a stormwater
management system that prevents groundwater and surface water degradation.
SANITARY SERVICES
1- Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and
submit stamped (approved) plans with your certificate of zoning compliance application.
2. SSC will not provide trash pick-up services utilizing the common driveway. The
developer shall install a concrete pad at the end of the common drive no more than five
(5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
Dedicate 48 -feet of right-of-way from the centerline of Amity Road and construct a 5 -
foot concrete sidewalk located a minimum of 41 -feet from the centerline of Amity Road.
OR
Dedicate 38 -feet of right-of-way from the centerline of Amity Road and construct a 5 -
foot concrete sidewalk located within the landscape buffer. Place the sidewalk within an
easement.
AZ -05-017, PP -OS -019, CUP -05-026
Messina Mcadc ws.AZ.PP.CUP.dOc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 27
2. Dedicate 48 -feet of right-of-way from the centerline of Eagle Road and construct a 5 -
foot concrete sidewalk located a minimum of 41 -feet from the centerline of Eagle Road,
OR
Dedicate 38 -feet of right-of-way and construct a 5 -foot concrete sidewalk located within
the landscape buffer. Place the sidewalk within an easement.
3. Construct a continuous left -turn lane on Eagle Road at the intersection of Eagle Road and
East Mona Lisa Drive. Provide a minimum of 100 -feet of storage with shadow tapers for
both the approach and departure directions. Coordinate the design of the turn lane with
District staff.
4. Construct a right turn -lane on Amity Road at the intersection of Amity Road and
Montague Way. Coordinate the design of the taper with District staff.
5. Construct a left -turn lane on Amity Road at the intersection of Amity Road and
Montague Way. Provide a minimum of 100 -feet of storage with shadow tapers for both
the approach and departure directions. Coordinate the design of the turn lane with
District staff.
6. Shift East Mona Lisa Drive to intersect Eagle Road approximately 60 -feet to the north to
directly align with Zaldia Lane.
7. Construct South Montague Way to intersect Amity Road at the east property line, as
proposed.
8. Construct East Mona Lisa Drive as an alternative street section that includes two 17 -foot
travel lanes with 2 -foot concrete ribbon curb and an 8 -foot drainage swale on both sides
of the roadway within a total of 72 -feet of right-of-way. Construct a 5 -foot sidewalk
located outside of the right-of-way within an easement (if it is determined that this
development meets the criteria for the alternative street section). If it is determined that
this site does not meet the established criteria, construct East Mona Lisa Drive as
standard residential collector that includes a 36 -foot street section with vertical curb,
gutter, and 5 -foot concrete sidewalk within 50 -feet of right-of-way. Front on housing and
direct lot access is prohibited regardless of the approved street section.
9. Construct Genoard Avenue and Deer Hill Drive as alternative street sections that include
two 16 -foot travel lanes, 2 -foot concrete ribbons, 8 -foot drainage swales, 4 -foot detached
concrete sidewalks, and 2 -foot utility easements (if the criteria for the alternative street
section can be met) within a total of 64 -feet of right-of-way or construct Genoard Avenue
and Deer Hill Drive as a standard residential street that includes a 36 -foot street section
with railed curb, gutter, and 5 -foot concrete sidewalk within 50 -feet of right-of-way.
10. Construct South Montague Way (from Amity Road to East Santo Stefano Drive) as one
half of a 36 -foot street section with vertical curb, gutter and sidewalk located on one side
of the roadway and a 3 -foot gravel shoulder and an adequately sized barrow ditch on the
A7,-05-017, PP -05-019, CUP -05-026
Mmsina Meadows.AZ,PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: .lune 2, 2005
Page 28
unimproved portion of the roadway. Create a centerline within the roadway to sheet
storm drainage appropriately. Front on housing and direct lot access is prohibited.
11. Construct a portion of East Taormina Drive (abutting the 3.0 -acre out parcel) as one half
of a 36 -foot street section with rolled curb, gutter and sidewalk located on one side of the
roadway and a 3 -foot gravel shoulder and an adequately sized barrow ditch on the
unimproved portion of the roadway. Create a centerline within the roadway to sheet
storm drainage appropriately.
12. Construct the remainder of the internal streets as alternative street sections that include
two 16 -foot travel lanes with 2 -foot concrete ribbons and 8 -foot drainage swales on both
sides of the roadway within 52 -feet of right-of-way. Construct a 4 -foot wide concrete
sidewalk that is located outside of the right-of-way within an easement. If it is
determined that this site does not meet the established criteria, construct the internal local
roadways as standard 36 -foot street sections with curb, gutter, and 5 -foot concrete
sidewalk within 50 -feet of right-of-way.
13. Extend East Deerhill Drive from the west property line approximately 210 -feet south of
the north property line, as proposed.
14. Shift the proposed stub street (South Zisa Avenue) to the west to serve the 14.7 -acres site
to the south. Construct the stub street in a location that is conducive to the
redevelopment of the 14.7 -acre site to the south. Provide the District with a road trust for
one half of the cost of constructing a bridge over the Ten Mile Creek. Install a sign at the
terminus of the stub street that states, "this road will be extended in the future."
15. Construct a stub street (South Messina Way) to the south property line located
approximately 399 -feet west of the east property line, as proposed. Install a sign at the
terminus of the stub street that states, "this road will be extended in the future."
16. Construct South Montague Way as a "quasi -stub street" abutting the property line, as
proposed.
17. Construct a stub street (South Burro Avenue) to the south property line that is located
approximately 900 -feet west of Eagle Road, as proposed. Install a sign at the terminus of
the stub street that states, "this road will be extended in the future."
18. Extend a stub street (South Burro Avenue) from the north property line into the site
approximately 865 -feet west of Eagle Road, as proposed.
19. Extend a stub street (South Montague Avenue) from the north property line into the site
approximately 1,440 -feet west of Eagle Road, as proposed.
20. Extend a stub street (South DaVinci Way) from the north property line into the site
approximately 760 -feet east of the west property line, as proposed.
AZ -05-017, PP -05-019, CUP -05-026
Messina Meadow9.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 29
21. Construct three roundabouts within the subdivision. Design the roundabouts with 21 -foot
street sections on either side of the center island with splitter islands and adequate
signage. Coordinate the size and design of the roundabout with traffic services staff.
22. Construct the islands located within the public right-of-way a minimum of 4 -feet wide
with a minimum area of 100 -square feet and should maintain a 21 -foot street section on
either side of the island. All proposed landscape islands/medians within the public right-
of-way dedicated by this plat shall be owned and maintained by a homeowners
association. A note of this will be required on the final plat.
23. Construct one cul-de-sac turnaround within the subdivision (South Genoard Place), as
proposed. Construct the turnaround to provide a minimum turning radius of 45 -feet.
24. Construct Decameron Lane, Ragusa Lane and Burro Lane as private roadways (if the
City of Meridian approves them as private roadways). Pave the private roadways a
minimum of 20 -feet wide and at least 30 -feet into the site beyond the edge of the public
roadway and install pavement tapers with 15 -foot curb radii abutting the existing
roadway edge. Provide a plan showing how the private road grade meets the public road.
25. Other than the access points that have specifically been approved with this application,
direct lot access to Eagle Road and Amity Road is prohibited. A note will be required on
the final plat stating these access restrictions.
26. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
AZ -05-017, PP -05-019, CUP -05-026
Messina Meadows.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 30
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 #200, 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.
RECOMMENDATION
Staff recommends approval of the submitted annexation/zoning (AZ -05-017), preliminary plat
(PP -05-019), and conditional use permit (CUP -05-026) applications, with the conditions listed
herein.
AZ -05-017, PP -05-019, CUP -05-026
Messina Meadows.AZ.PRCUP.doc
May 26, 2005
To: Tuscany Development, Inc.
PO Box 344
Meridian Idaho 83680
Subject: Messina Meadows Subdivision
491 -Lot Single -Family Residential Subdivision
West Side of Eagle Road Between Victory and Amity
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
MAY 2 7 2005
City of Meridian
City Clerk Office
On March 25, 2005, 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 208-387-6177.
Sincerely,.
Andrea N. Tuning L/ /
Planner III v
Right-of-way & Development Services, Planning Division
CC: Project file, Construction Services, Utilities
City of Meridian
Briggs Engineering
1800 West Orchard Road
Boise Idaho 83705
Ada County Highway District - 3775 Adams Street - Garden City, ID - 83714 - PH 208-387-6100 - FX 345-7650 - www.achd.ada.id.us
Right -of -Way & Development Services
1' �Wt Planning Review Division
CH -�-
D
This application requires Commission action due to; hesize; obthe 'deVelopment:: This .itein:is scheduled to
be on the consent agenda on Wednesday May 25,'200&at 6-e01Am,, T'1wh Review-far,:thi&,i#eM, wa5:he/d;wlth_ i
the applicant on Friday May 6, 2005. Pleasdrefer &th-d attaj%M-.rec�t
gnt,.fGr i6 Rt. for reconsiderations3� . f;
guidelines. Staff contact: Andrea N. Tuning L208-387--6 r77r `pone; h
,.: �.U$-38:7. fi393�fax,� •.-
atunin.g@achd. ada.ld. us
File Numbers:
Messina Meadows Subdivision / MPP -05-019 / MAZ-05-017 / MCUP-05-026
Site address:
West side of Eagle Road south of Victory Road
Owner/Applicant:
Tuscany Development, Inc
PO Box 344
Meridian Idaho 83680
Representative:
Briggs Engineering
1800 West Orchard Road
Boise, Idaho 83705
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 491 -lot single-family residential subdivision on 136.72 -acres.
The site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the west side
of Eagle Road approximately % of a mile south of Victory Road.
Acreage: 136.72 -acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 491 -Lots
Common Lots: 67 -Lots
Vicinity Map
A. Findings of Fact
11, Trip Generation: This development is estimated to generate 4,690 additional vehicle trips per day
based on the submitted traffic impact study.
12. Traffic Impact Study: A traffic impact study was required with this application. A traffic impact study
was compiled by Dobie Engineering. A summary of the findings and recommendations have been
compiled below:
The site plan for the Messina Meadows Subdivision includes 490 single family residential lots and a
park site.
1. At full buildout the site development will produce a total driveway volume of 4,690 vehicles per
day with a PM peak hour loading of 495 vehicles per hour.
2. The proposed site access plan includes 1 all -movement driveway to Eagle Road and 1 access to
Amity Road.
3. The Eagle/Amity intersection now operates with only moderate traffic congestion. Sufficient
capacity does not exist with the current lane geometry to accommodate projected traffic volumes
through the year 2007. Lane improvements and a traffic signal should be planned for this
intersection.
4. The current ACHD work plan includes the reconstruction of the Eagle/Victory intersection by
2007. The ACHD CIP includes the widening of Eagle Road between Victory and Amity by fiscal
years 2011-2015.
5. The proposed site access plan will meet generally acceptable standards (LOS "C). The average
delay for vehicles exiting the site will be 17 seconds, and queue spillback from the arterial
intersections will not block any of the proposed driveways.
RECOMMENDATIONS
1. A left -turn lane should be added to the Eagle/Amity intersection to accommodate year 2007 traffic
volumes. A future traffic signal will be required.
2. The proposed access to Amity Road will require the construction of a left -turn lane plus a right -
turn deceleration lane.
3. Improvements to Eagle Road will require a continuous 2 -way left -turn lane that connects with the
planned improvements at the Kingsbridge Subdivision entrance.
STAFF COMMENTS
1. A signal will be needed at the intersection of Amity Road and Eagle Road in the near future. The
District has this intersection included in the Capital Improvements Plan to be reconstructed in
2011 to 2015.
2. The traffic impact study shows the Eagle Road / Victory Road intersection operating at a LOS C in
buildout year (2007) and the Eagle Road / Amity Road intersection operating at a LOS D in
buildout year. The levels of service of these intersections assume that Eagle Road will be
constructed as a 5 -lane roadway.
13.. Impact Fees: There will be an impact -fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. -
14. Site Information: The site has four existing _single-family dwellings and is primarily agricultural in
nature.
15. Description of Adjacent Surrounding.Area:
a. North: Messina Village Subdivision
b. South: 14.7, 6.58, 3.0, 23.4 and 27.49 -acres (zoned RUT)
2
c. East: 27.49 -acres (zoned RUT) and Eagle Road
d. West: Bellingham Park Subdivision
6. Impacted Roadways
Eagle_ Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
An acceptable Level of Service
COMPASS Planning Thresholds
Amily Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
An acceptable Level of Service
COMPASS Planning Thresholds
1,321 -feet
Minor Arterial
South of Victory was 4,989 on 2-14-02
Better than C
50 MPH
for this segment of roadway is a Level of Service D based on
399 -feet
Minor Arterial
West of Eagle Road was 4,439 on 2-14-02
Better than C
50 MPH
for this segment of roadway is a Level of
Service D based on
7. Roadway Improvements Adjacent To and Near the Site
Eagle Road is improved with 24ravel lanes with NO curb, gutter or sidewalk abutting the site.
Amity Road is improved with 2 -travel lanes with NO curb, gutter or sidewalk abutting the site.
8. Existing Right -of -Way
Eagle Road has a total of 50 to 73 -feet of right-of-way (25 -feet of right-of-way).
Amity Road has a total of 50 -feet of right-of-way (25 -feet of right-of-way).
9. Site History
The District has not previously reviewed a development application on this site.
10. Capital Improvements Plan/Five Year Work Program
Eagle Road (from Victory Road to Amity Road) is identified as project #17 in the District's Capital
Improvements Plan. Eagle Road is anticipated to be widened to 3 -traffic lanes with curb, gutter and
sidewalk in 2011 to 2015.
This segment of Amity Road is not included in the District's Five Year Work Program or Capital
Improvements Plan.
11. Other Development in Area
On July 24, 2002, the Commission reviewed and approved Messina Village Subdivision (aka Tuscany
Lakes Subdivision). Messina Village Subdivision was a 455 -lot residential subdivision on 196.20 -
acres. Messina Village Subdivision is located directly to the north of this site.
On September 1, 2004 reviewed and approved Bellingham Subdivision. Bellingham Subdivision was
a 166 -lot residential subdivision on 43.18 -acres. Bellingham Park is located directly to the west of
this site.
101
B. Findings for Consideration
Eagle Road — Right -of -Way and Improvements
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
District policy requires 7 -foot wide attached (or 5 -foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
Eagle Road is currently in the District's Capital Improvements Plan to be improved to 3 -traffic
lanes with vertical curb, gutter and sidewalk. Due to the fact that Eagle Road is included in
the Capital Improvements plan for a 3 -lane roadway, the District can purchase 35 -feet of right-
of-way from the centerline of Eagle Road with impact fee funds. Staff is recommending that
the District acquire additional right-of-way on Eagle Road that will accommodate for 5 -traffic
lanes in the future. The additional right-of-way can be purchased utilizing corridor
Preservation funds. Staff is providing the applicant with two options:
1. The applicant may dedicate 48 -feet of right-of-way from the centerline of Eagle
Road and construct a 5 -foot concrete sidewalk located a minimum of 41 -feet from
the centerline of Eagle Road.
OR
2. The applicant may dedicate 38 -feet of right-of-way and construct a 5 -foot concrete
sidewalk located within the landscape buffer. The applicant will be required to
place the sidewalk within an easement.
2. Amity Road — Right -of -Way and Improvements
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
District policy requires 7 -foot wide attached (or 5 -foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
Amity Road is not included in the District's Five Year Work Program or Capital Improvements
Plan. As such, the District can not purchase right-of-way utilizing impact fee funds. Staff is
recommending that the District acquire right-of-way on Amity Road that will accommodate for
5 -traffic lanes in the future utilizing corridor preservation funds. Staff is providing the applicant
with two options:
L The applicant may dedicate 48 -feet of right-of-way from the centerline of Amity Road
and construct a 5 -foot concrete sidewalk located a minimum of 41 -feet from the
centerline of Amity Road.
OR
2. The applicant may dedicate 38 -feet of right-of-way from the centerline of Amity Road
and construct a 5 -foot concrete sidewalk located within the landscape buffer. The
applicant will be required to place the sidewalk within an easement.
3. Turn Lanes on Eagle Road
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to
be constructed to provide a minimum of 100 -feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
According to the submitted traffic impact study, a continuous left -turn lane should be
constructed on Eagle Road at the intersection of East Mona Lisa Drive. This turn lane should
connect with the left turn -lane that is anticipated to be constructed as a part of Kingsbridge
Subdivision. The applicant should construct a continuous left -turn lane on Eagle Road at the
4
intersection of East Mona Lisa Drive. Provide a minimum of 100 -feet of storage with shadow
tapers for both the approach and departure directions. Coordinate the design of the turn lane
with District staff.
4. Turn Lanes on Amity Road
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis
contingent upon the posted speed limit. Coordinate the design of the taper with District staff.
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to
be constructed to provide a minimum of 100 -feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
• According to the submitted traffic impact study, a right turn -lane should be constructed on
Amity Road at the intersection of Montague Way. The applicant should construct a right turn -
lane on Amity Road at the intersection of Montague Way. Coordinate the design of the taper
with District staff.
• According to the submitted traffic impact study, a left -turn lane should be constructed on Amity
Road at the intersection of Montague Way. The applicant should construct a left -turn lane on
Amity Road at the intersection of Montague Way. Provide a minimum of 100 -feet of storage
with shadow tapers for both the approach and departure directions. Coordinate the design of
the turn lane with District staff.
5. Roadway Offsets
Intersecting Eagle Road
District policy 7204.11.6 states that the optimum spacing for collector intersections along arterial
roadways is 1,700 -feet to allow adequate signal spacing. The minimum spacing that is acceptable for
collector intersections along arterials is 1,300 -feet.
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct the main entrance of the subdivision (East Mona Lisa
Drive) to intersect Eagle Road approximately 720 -feet south of the north property line. This
collector roadway is proposed to offset Zaldia Lane by approximately 60 -feet (measured
centerline to centerline). District policy requires roadways intersecting arterial roadways to
align or meet the minimum offsets established by District policy. To create a safe and efficient
intersection and comply with District policy, the applicant should shift East Mona Lisa Drive
approximately 60 -feet to the north to directly align with Zaldia Lane.
Intersecting Amity Road
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an
arterial roadway (measured centerline to centerline).
• The applicant is proposing to construct an entrance to the subdivision (South Montague Way)
to intersect Amity Road at the east property line. Due to the fact that there are no driveways
or roadways within this area, this proposed location meets District policy and should be
approved with this application.
Internal Offsets
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).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150 -feet from a
residential collector roadway (measured centerline to centerline).
5
• All of the internal roadway intersections meet or exceed the minimum offsets established by
District policy.
6. Internal Street Sections
Collectors
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks with no front -on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
The applicant has proposed to construct East Mona Lisa Drive as an alternative street section
that includes 2 -traffic lanes with a center island. The proposed street section includes two 17 -
foot travel lanes with 2 -foot concrete ribbon curb and an 8 -foot drainage swale on both sides
of the roadway within a total of 724eet of right-of-way. The applicant is proposing to construct
a 4 -foot sidewalk located outside of the right-of-way within an easement. On February 25,
2004, the ACHD Commission approved a policy allowing the use of an alternative street
section. The policy set forth the criteria that had to be met in order to utilize the alternative
section and design details. The applicant should work with the District's Plan Review Staff to
determine whether or not this site meets the criteria that were established for utilizing the
alternative street section. The proposal to construct a 4 -foot concrete sidewalk on a
residential collector does not meet District policy. District policy requires the construction of a
5 -foot concrete sidewalk (minimum) on ALL residential collector roadways. The applicant
should construct a 5 -foot concrete sidewalk on East Mona Lisa Drive (regardless of the street
section that is approved). If it is determined that this site does not meet the established
criteria, then the applicant will be required to construct East Mona Lisa Drive as standard
residential collector that includes a 36 -foot street section with vertical curb, gutter, and 5 -foot
concrete sidewalk within 50 -feet of right-of-way. Due to the fact that this roadway has been
classified as a residential collector roadway (from Eagle Road to South DaVinci Way), front on
housing and direct lot access will be prohibited.
28 -Foot Street Section within 42 -Feet of Right -of -Way
District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less
than 50 -feet wide except in unusual cases. Any request to the District to approve a street with a
right-of-way width less than 50 must prove by clear convincing evidence that the facts and
circumstances of the development warrant a finding of an exceptional case. The applicant must
show that the roadway will be used for residential purposes, there will be no possibility that the street
will be extended in the near future and the traffic volumes on the street are not forecast to exceed
200 vehicles per day.
District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced
width of 29 -feet from back -of -curb to back -of -curb with curb, gutter and sidewalk. Policy restricts
parking on reduced street sections.
The applicant is proposing to construct Genoard Avenue and Deer Hill Drive as alternative
street sections that include two 12 -foot travel lanes with 2 -foot concrete ribbons and 8 -foot
drainage swales on both sides of the roadway within 44 -feet of right-of-way. The applicant is
prgposing to construct a 4 -foot sidewalk located outside of the right-of-way within an
easement. On February 25, 2004, the ACHD Commission approved a policy allowing the
use of an alternative street section. The policy set forth the criteria that had to be met in order
to utilize the alternative section and design details. The applicant should work with the
District's Plan Review Staff to determine whether or not this site meets the criteria that were
established for utilizing the alternative street section. This street section does not meet
District policy. District policy does have a reduced street section that allows the construction
of a 29 -foot street section with vertical curb, gutter and a 5 -foot attached concrete sidewalk (or
4 -foot detached concrete sidewalk) within 42 -feet of right-of-way if the development is solely
residential and the street will carry less than 200 vehicle trips per day. Genoard Avenue and
Deer Hill Drive are solely residential but they are anticipated to carry more than 200 vehicle
trips per day. Due to the fact that the proposed street section does not meet District policy
and the street would not qualify for the reduced street section with the reduced right-of-way,
the applicant should construct Genoard Avenue and Deer Hill Drive as the standard
alternative street section that includes 16 -foot travel lanes, 2 -foot concrete ribbons, 8 -foot
drainage swales, 4 -foot concrete sidewalks, and 2 -foot utility easements on both sides of the
roadway (if the criteria for the alternative street section can be met) or as a standard
residential street that includes a 36 -foot street section with rolled curb, gutter, and 5 -foot
concrete sidewalk within 50 -feet of right-of-way.
Half Street (Half of a 36 -Foot Street Section with a Minimum of 24 -Feet of Pavement)
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."
The applicant is proposing to construct South Montague Way (from Amity Road to East Santo
Stefano Drive) as 28 -feet of pavement with a 2 -foot ribbon curb and an 8 -foot drainage swale
on one side of the roadway with a 2 -foot gravel shoulder on the other side of the roadway
within 42 -feet of right-of-way. The applicant is proposing to construct a 4 -foot concrete
sidewalk outside of the right-of-way abutting the improved side of the roadway that is located
within an easement. The applicant is proposing to not construct a centerline and is proposing
to sheet the storm drainage onto one side of the roadway. This segment of South Montague
Way is proposed to be a residential collector with no front on housing. The proposed street
section does not meet District policy in regard to pavement width, sidewalk width or design
standards. District policy requires "half streets" to be constructed with one-half of a street
section with a minimum pavement width of 24 -feet. District policy also requires the
construction of a 5 -foot (minimum) concrete sidewalk on ALL residential collector roadways.
The applicant should construct the "half street' as one half of a 36 -foot street section with
curb, gutter and a 5 -foot (minimum) concrete sidewalk located on one side of the roadway and
a 3 -foot gravel shoulder and an adequately sized barrow ditch on the unimproved portion of
the roadway. The applicant should also create a centerline within the roadway to sheet storm
drainage appropriately.
The applicant is proposing to construct East Taormina Drive (abutting the 3.0 -acre out parcel)
as 28 -feet of pavement with a 2 -foot ribbon curb and an 8 -foot drainage Swale on one side of
the roadway with a 2 -foot gravel shoulder on the other side of the roadway within 42 -feet of
right-of-way. The applicant is proposing to construct sidewalk outside of the right-of-way on
the improved side of the roadway that is located within an easement. The applicant is
proposing to not construct a centerline and is proposing to sheet the storm drainage onto one
side of the roadway. This does not meet District policy. District policy requires "half streets"
to be constructed with one-half of a street section with a minimum pavement width of 24 -feet.
The applicant should construct the "half street" as one half of a 36 -foot street section with
curb, gutter and a sidewalk located on one side of the roadway and a 3 -foot gravel shoulder
and an adequately sized barrow ditch on the unimproved portion of the roadway. The
applicant should also create a centerline within the roadway to sheet storm drainage
appropriately.
36 -Foot Street Section within 52 -Feet of Right -of -Way
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.
Irl
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 is proposing to construct the remainder of the internal streets as alternative
street sections that include two 16 -foot travel lanes with 2 -foot concrete ribbons and 8 -foot
drainage swales on both sides of the roadway within 52 -feet of right-of-way. The applicant is
proposing to construct a 4 -foot wide concrete sidewalk that is located outside of the right-of-
way within an easement. On February 25, 2004, the ACHD Commission approved a policy
allowing the use of an alternative street section. The policy set forth the criteria that had to be
met in order to utilize the alternative section and design details. The applicant should work
with the District's Plan Review Staff to determine whether or not this site meets the criteria
that were established for utilizing the alternative street section. If it is determined that this site
does not meet the established criteria, then the applicant will be required to construct the
internal local roadways as standard 36 -foot street sections with curb, gutter, and 5 -foot
concrete sidewalk.
7. Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non -continuous 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.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
• The applicant is proposing to extend East Deerhill Drive from the west property line
approximately 210 -feet south of the north property line. District staff is supportive of the
applicant's proposal due to the fact that this stub street was approved as a part of Bellingham
Park Subdivision and was anticipated to be extended in the future.
The applicant is proposing to construct a stub street (South Zisa Avenue) to the south
property line located approximately 1,265 -feet west of the east property line. This stub street
is proposed to serve the 6.8 -acre site located to the south. District staff is not supportive of
the location of this stub street due to the fact that this stub street could not be extended in the
future. The applicant should shift the stub street to the west to serve the 14.7 -acre site to the
south. The stub street should be placed in a location that conducive to the redevelopment of
the 14.7 -acre site to the south. The applicant should also be required to provide the District
with a road trust for one half of the cost of constructing a bridge over the Ten Mile Creek.
• The applicant is proposing to construct a stub street (South Messina Way) to the south
property line located approximately 399 -feet west of the east property line. This stub street is
anticipated to serve the 3.0 -acre site located to the south of this site. District staff is
supportive of the applicant's proposal.
0
• The applicant is proposing to construct South Montague Way as a half street section abutting
the property line. By constructing the roadway adjacent to the property line, the applicant is
proposing to construct a "quasi -stub street." This roadway is considered a "quasi stub street"
due to the fact that it is a public roadway that will provide the 27.49 -acre site to the east with
access to the public transportation system. Staff is supportive of the applicant's proposal.
• The applicant is proposed to construct a stub street (South Burro,Avenue) to the south
property line that is located approximately 900 -feet west of Eagle Road. This stub street is
anticipated to serve the 27 -49 -acre site that is located directly to the south. Staff is supportive
of the applicant's proposal.
• The applicant is proposing to extend a stub street (South Burro Avenue) from the north
property line into the site approximately 865 -feet west of Eagle Road. District staff is
supportive of the applicant's proposal due to the fact that this stub street was approved as a
part of Messina Hills Subdivision (aka Tuscany Lakes Subdivision) and was anticipated to be
extended in the future.
• The applicant is proposing to extend a stub street (South Montague Avenue) from the north
property line into the site approximately 1,440 -feet west of Eagle Road. District staff is
supportive of the applicant's proposal due to the fact that this stub street was approved as a
part of Messina Hills Subdivision (aka Tuscany Lakes Subdivision) and was anticipated to be
extended in the future.
• The applicant is proposing to extend a stub street (South DaVinci Way) from the north
property line into the site approximately 760 -feet east of the west property line. District staff is
supportive of the applicant's proposal due to the fact that this stub street was approved as a
part of Messina Hills Subdivision (aka Tuscany Lakes Subdivision) and was anticipated to be
extended in the future:
8. Roundabouts -
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require that
roundabouts be designed with 21 -foot street sections on either side of the center island. The
applicant will be required to dedicate the roadway right-of-way plus the additional width of the island.
The applicant will also be required to construct splitter islands and adequate signage to provide the
traveling public to recognize the directional split of traffic. Coordinate the size and design of the
roundabout with traffic services staff.
• The applicant is proposing to construct three roundabouts within the subdivision. The
applicant will be required to design the roundabouts with 21 -foot street sections on either side
of the center island with splitter islands and adequate signage. Coordinate the size and
design of the roundabout with traffic services staff.
9. Islands
District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4 -feet wide with a
minimum area of 100 -square feet and designed to safely channel traffic. The roadway on either side
of the traffic island should maintain a minimum of a 21 -foot street section. District policy also 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 design should be reviewed and approved by ACHD's Development staff.
• The applicant is proposing to construct several islands within the public right-of-way. The
applicant should construct the islands a minimum of 4 -feet wide with a minimum area of 100 -
square feet and should maintain a 21 -foot street section on either side of the island.
10. 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.
• The applicant is proposing to construct one cul-de-sac turnaround within the subdivision
(South Genoard Place). The applicant should construct the turnaround to provide a minimum
turning radius of 45 -feet.
11. Private Streets
District policy 7205.6, other jurisdictions in Ada County establish the requirements for private streets.
The District retains authority and will review the proposed intersection of a private and public street
for compliance with District intersection policies and standards.
If the City of Meridian approves the private road, the applicant shall be required to pave the private
roadway a minimum of 20 to 24 -feet wide and at least 30 -feet into the site beyond the edge of the
public roadway and install pavement tapers with 15 -foot curb radii abutting the existing roadway
edge. The applicant should provide a plan showing how the private road grade meets the public
road. District Policy requires a design approach speed of 20 MPH and a maximum intersection
approach grade of 2% for at least 40 -feet.
Street name and stop signs are required for the private road. The signs may be ordered through the
District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will be
accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
• The applicant is proposing to construct Decameron Lane, Ragusa Lane and Burro Lane as
private roadways. The location of the private roadways meets District policy and should be
approved with this application.
12. Other Access
Eagle Road and Amity Road are classified as arterial roadways. Other than the access points that
have specifically been approved with this application, direct lot access to Eagle Road and Amity Road
is prohibited. A note will be required on the final plat stating these access restrictions.
C. Special Notification to the Applicant and the City of Meridian
The applicant is proposing to construct an alternative street section that includes the use of drainage
swales. There are a number of narrow lots within this subdivision. Due to the fact that the driveways
are anticipated to be a minimum of 20 -feet in width, the proposed swale area may not accommodate
the storm water drainage that is created by the streets and driveways. The applicant may be required
to provide a larger swale area to accommodate for the storm water drainage.
D. Site Specific Conditions of Approval
Dedicate 48 -feet of right-of-way from the centerline of Amity Road and construct a 5 -foot concrete
sidewalk located a minimum of 41 -feet from the centerline of Amity Road.
OR
Dedicate 38 -feet of right-of-way from the centerline of Amity Road and construct a 5 -foot concrete
sidewalk located within the landscape buffer. Place the sidewalk within an easement.
10
2. Dedicate 48 -feet of right-of-way from the centerline of Eagle Road and construct a 5 -foot concrete
sidewalk located a minimum of 41 -feet from the centerline of Eagle Road.
OR
Dedicate 38 -feet of right-of-way and construct a 5 -foot concrete sidewalk located within the
landscape buffer. Place the sidewalk within an easement.
3. Construct a continuous left4urn lane on Eagle Road at the intersection of Eagle Road and East Mona
Lisa Drive. Provide a minimum of 100 -feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
4. Construct a right turn -lane on Amity Road at the intersection of Amity Road and Montague Way.
Coordinate the design of the taper with District staff.
5. Construct a left -turn lane on Amity Road at the intersection of Amity Road and Montague Way.
Provide a minimum of 100 -feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the turn lane with District staff.
6. Shift East Mona Lisa Drive to intersect Eagle Road approximately 60 -feet to the north to directly align
with Zaldia Lane.
7. Construct South Montague Way to intersect Amity Road at the east property line, as proposed.
8. Construct East Mona Lisa Drive as an alternative street section that includes two 17 -foot travel lanes
with 2 -foot concrete ribbon curb and an 8 -foot drainage swale on both sides of the roadway within a
total of 72 -feet of right-of-way. Construct a 5 -foot sidewalk located outside of the right-of-way within
an easement (if it is determined that this development meets the criteria for the alternative street
section). If it is determined that this site does not meet the established criteria, construct East Mona
Lisa Drive as standard residential collector that includes a 36 -foot street section with vertical curb,
gutter, and 5 -foot concrete sidewalk within 50 -feet of right-of-way. Front on housing and direct lot
access is prohibited regardless of the approved street section.
9. Construct Genoard Avenue and Deer Hill Drive as alternative street sections that include two 16 -foot
travel lanes, 2 -foot concrete ribbons, 8 -foot drainage swales, 4 -foot detached concrete sidewalks,
and 2 -foot utility easements (if the criteria for the alternative street section can be met) within a total
of 64 -feet of right-of-way or construct Genoard Avenue and Deer Hill Drive as a standard residential
street that includes a 36 -foot street section with rolled curb, gutter, and 5 -foot concrete sidewalk
within 50 -feet of right-of-way.
10. Construct South Montague Way (from Amity Road to East Santo Stefano Drive) as one half of a 36 -
foot street section with vertical curb, gutter and sidewalk located on one side of the roadway and a 3 -
foot gravel shoulder and an adequately sized barrow ditch on the unimproved portion of the roadway.
Create a centerline within the roadway to sheet storm drainage appropriately. Front on housing and
direct lot access is prohibited.
11. Construct a portion of East Taormina Drive (abutting the 3.0 -acre out parcel) as one half of a 36 -foot
street section with rolled curb, gutter and sidewalk located on one side of the roadway and a 3 -foot
gravel shoulder and an adequately sized barrow ditch on the unimproved portion of the roadway.
Create a centerline within the roadway to sheet storm drainage appropriately.
12. Construct the remainder of the internal streets as alternative street sections that include two 16 -foot
travel lanes with 2 -foot concrete ribbons and 8 -foot drainage swales on both sides of the roadway
within 52 -feet of right-of-way. Construct a 4 -foot wide concrete sidewalk that is located outside of the
right-of-way within an easement. If it is determined that this site does not meet the established
criteria, construct the internal local roadways as standard 36 -foot street sections with curb, gutter, and
5 -foot concrete sidewalk within 50 -feet of right-of-way.
11
13. Extend East Deerhill Drive from the west property line approximately 210 -feet south of the north
property line, as proposed.
14. Shift the proposed stub street (South Zisa Avenue) to the west to serve the 14.7 -acres site to the
south. Construct the stub street in a location that is conducive to the redevelopment of the 14.7 -acre
site to the south, Provide the District with a road trust for one half of the cost of constructing a bridge
over the Ten Mile Creek. Install a sign at the terminus of the stub street that states, "this road will be
extended in the future."
15. Construct a stub street (South Messina Way) to the south property line located approximately 399 -
feet west of the east property line, as proposed. Install a sign at the terminus of the stub street that
states, "this road will be extended in the future."
16. Construct South Montague Way as a "quasi -stub street" abutting the property line, as proposed.
17. Construct a stub street (South Burro Avenue) to the south property line that is located approximately
900 -feet west of Eagle Road, as proposed. Install a sign at the terminus of the stub street that states,
"this road will be extended in the future."
18. Extend a stub street (South Burro Avenue) from the north property line into the site approximately
865 -feet west of Eagle Road, as proposed.
19. Extend a stub street (South Montague Avenue) from the north property line into the site
approximately 1,440 -feet west of Eagle Road, as proposed.
20. Extend a stub street (South DaVinci Way) from the north property line into the site approximately 760 -
feet east of the west property line, as proposed.
21. Construct three roundabouts within the subdivision. Design the roundabouts with 21 -foot street
sections on either side of the center island with splitter islands and adequate signage. Coordinate the
size and design of the roundabout with traffic services staff.
22. Construct the islands located within the public right-of-way a minimum of 4 -feet wide with a minimum
area of 100 -square feet and should maintain a 21 -foot street section on either side of the island. All
Proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. A note of this will be required on the final plat.
23. Construct one cul-de-sac turnaround within the subdivision (South Genoard Place), as proposed.
Construct the turnaround to provide a minimum turning radius of 45 -feet.
24. Construct Decameron Lane, Ragusa Lane and Burro Lane as private roadways (if the City of
Meridian approves them as private roadways). Pave the private roadways a minimum of 20 -feet wide
and at least 30 -feet into the site beyond the edge of the public roadway and install pavement tapers
with 15 -foot curb radii abutting the existing roadway edge. Provide a plan showing how the private
road grade meets the public road.
25. Other than the access points that have specifically been approved with this application, direct lot
access to Eagle Road and Amity Road is prohibited. A note will be required on the final plat stating
these access restrictions.
26. Comply with all Standard Conditions of Approval.
12
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
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 #200, 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.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
13
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guidelines
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Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
iF-1
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACRD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
[]Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
❑Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the
proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development RevieN
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includinf
but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
❑ Driveway or Property Approach(s)
• Submit a `Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
❑ Working In the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction — Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is X50' or you are
placing X600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage
Division.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled.
❑ Final Approval from Development Services
• ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
19
6 May, 2005
William G. Berg Jr., City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
s ,. ,...W •ars . _ .
City .of Meridian
City Clerk Offfik
c
icTi
zea
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
RE: PP 05-019 & AZ 05-017/Messina Meadows Subdivision
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
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
that a Land Use Change Application is 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 District.
Nampa & Meridian Irrigation District has no comment on the Annexation & Zoning.
Sincerely,
/1
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: A. Damberger
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
12 May 2005
MAY 16 2005
(City of Meridian
City Clerk office COPY
•
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
Kent Brown, Planner SHOP: Nampa 466-0663
Briggs Engineering, Inc.
1800 W, Overland Road
Boise, ID 83705
RE: Land Use Change Application — Messina Meadows Subdivision
Please note the District now requires three (3) sets of plans
Dear Mr. Brown:
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.
4cerely,
m
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Ben Thomas, Briggs Engineering, 1800 W. Overland Road, Boise, ID 83705
Tuscany Development, Inc.; PO Box 344, Meridian, ID 83680
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CENTRAL
DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT
•• DIS
%WoHLALTH Environmental Health DivisionQE
DEPARTMENT CEIVE®
Rezone #
MAY 10 2005
Conditional Use # city clerk Office
Preliminary / Final / Short Plat
�",SJPIAI If �
b-11 11
Return to:
❑ Boise
❑ Eagle
❑ Garden City
XlMeridian
❑ Kuna
❑ ACz
❑ Star
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After written pproval from appropriate entities are submitted, we can approve this proposal for:
central sewageommunity sewage system LJcommunity water well
interim sewage entral water
❑ individual sewage ❑ individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
/// Divisionf vironmental Quality:
central sewage ommunity sewage system Ll water
sewage dry lines IX -central water
410. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
❑ beverage establishment ❑ grocery store
X14. Please see attached stormwater management recommendations
❑ 15.
Dater �J
Reviewed By:
15728-001EH0904
Review Sheet
CIff
CENTRAL
DISTRICT
'HEALD
DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (208) 375-5211 • FAX 327-8500
To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environment.
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.
LvW.11 rcv o
Serving Valley, Elmore, Boise, and Ada Counties
Ada / Boise County Office
Elmore County Office
Valley County Office
707 N. Armstrong PI.
520 E. 8th St. North
703 N. 1 st St.
Boise, ID 83704
Mountain Home, ID 83647
P.O. Box 1448
Enviro. Health: 327-7499
Enviro, Health: 587-9225
McCall, ID 83638
Family Planning: 327-7400
Family Health: 587-4407
Ph. 634-7194
Immunizations: 327-7450
WIC: 587-4409
FAX: 634-2174
Senior Nutrition: 327-7460
FAX: 587-3521
WIC: 327-7488
FAX: 327-8500
MAYOR
Tammy de Weerd
CITY COUNCIL. MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
nrcur�
APR ,
,r
CITY 0,
IDAHO
%the TREASURF V y
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
Keith Bird isoaciTy of MERID
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: May 26, 2005
Transmittal Date: April 25, 2005 Hearing Date: June 2, 2005
File No.: PP 05-019
Request: Public Hearing: Preliminary Platapproval of 491 building lots and 67 other lots on 136.72
acres in a proposed R-8 zone for Messina Meadows Subdivision
By: Tuscany Development, Inc.
Location of Property or Project: on South Eagle Road between W. Victory Road & W. Amity Road
David Zaremba, P/Z (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P/Z
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
Meridian School District (No FP)
Meridian Post Office (FP)PP only)
(No FP) Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPiPPicup only)
Water Department
Sewer Department
Sanitary Service (No VAR, vAc, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Qwest (FP/PP only)
Intermountain Gas (FP/PPoniy)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
Western Heritage Foundation
Your Concise Remarks: 4 on
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
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE June 2, 2005 ITEM #
PROJECT NUMBER
PROJECT NAME
PP 05-019
15
Messina Meadows Subdivision
NAME (PLEASE PRINT)
FOR I AGAINST INEUTRAL