HomeMy WebLinkAboutTuscany Lakes Sub CUP 02-006May 13, 2002 CUP 02-006
MERIDIAN PLANNING & ZONING MEETING May 16, 2002
APPUCANT Gem Park Il Partnership ITEM NO. 1~2
REQUEST Continued Public Hearing from May 2, 2002 - Request for a Conditional Use Permit
for a Planned Unit Development consisting of 353 buildable lots and 31 commons lots on 138.88
acres for proposed Tuscany Lakes Subdivision -- west of S. Eagle Rd. and south of E. Victory Rd.
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
See Previous Item Packet
Date: Phone:
Materials presented at public meetings shall become properly of the City of Meridian.
April 29, 2002 CUP 02-006
MERIDIAN PLANNING & ZONING MEETING May 2, 2002
APPLICANT Gem Park Ii Padnership ITEM NO. J J
REQUEST Public Headng - Request for a Conditional Use Permit for a Planned Unit Development
consisting of 353 buildable lots and 31 common lots on 138.88 acres for proposed Tuscany Lakes
Subdivision - west of South Eagle Road and south of East Victory Road
AGENCY COMMENTS
CiTY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATIrORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
See attached Comments
"No Remarks"
"No Comments"
See attached Comments
See attached Comments
Mote~iols presented at public meetings shall become prope~y of fhe Cily of Meridian.
X,LkYOR
Robert D. Con/e
CITY COUNCIL MF_aMBERS
Tammy deWee~d
Keith Bird
Chede McCandless
William L. M. Naxy
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDL~N, ID2d-IO 83642
(208) 888-4433. FAX (208) 887-4813
City Clerk Office Fax (*.208) 8884218
MEMORANDUM:
April 26, 2002
To:
From:
Re:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II ~k
Bruce Freckleton, Senior Engineering Tech',~
Tuscany Lakes Subdivision
RECE VEI
CITY OF MERIDIA
CITY CLERK OFFIC
Annexation and Zoning of 196.20 Acres fi.om RUT (Ada County) to
R-4 (Low Density Residential), by Gem Park II Partnership, and
Farwest LLC (File No. AZ-02-O05).'
Preliminary Plat Approval of 455 Single Family Building Lots, 38
"Common/Landscape" Lots and one (1) School Lot on 190.47 Acres,
by Gem Park II Partnership, and Farwest LLC (File No. PP-02-O06).
A Conditional Use Permit for a Planned Development for Three-
Hundred and Fitly-three (353) Building Lots and Thirty-one (31)
Common Lots, to Allow Reduced Frontage Requirements, to Exceed
Block Length Requirements and to allow a ten-foot (10') wide path
adjacent to one side of Dartmoor Drive, instead of requiting a five-foot
(5') wide side walk on both sides of the Drive, by Gem Park li
Partnership (File No. CUP 02-006).
We have reviewed the aforementioned applications and now offer the following
comments, as conditions of approval These conditions shall be considered in full,
unless expressly modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
This development differs in size and design from the original Tuscany Lakes project
that was denied by City Council on 7-3-01. The City Council denied the original
Tuscany Lakes project for the following reasons (FF/CL File No. AZ 00-023, pg 7):
a. Development of the road infrastructure within the proposed subdivision
is inadequate in its present design and layout.
b. The proposed subdivision would extend police and fire service farther
south beyond Victory Road, and which services would then be beyond an
acceptable service area for response for emergency service at this time.
AZ 02-005, PP 02-006, CUP 024}06 1 Tuscany Lakes
c. The parcel is contiguous to the City limits, but the proposed phasing of
the development would begin construction at a portion of the property
farthest away from the existing city limits.
d. The City Council determined, at their June 19, 2001 meeting that the
annexation of the property is not in the best interest of the City of
Meridian at this time.
An additional forty-(40) acres of land adjacent to Eagle Road has been added to the
overall project, thereby increasing the number of ingress/egress points within the
subdivision. The location of the school has been moved to the north, and will now be
more accessible within the subdivision. The applicant(s) have modified the phasing
schedule to allow development adjacent to the existing City limits as part of the first
phase of development.]
The Applicant(s), Gem Park II Partnership (AZ, PP, and CUP/PD) and Farwest LLC
(AZ, and PP), have requested the annexation and zoning 196.20 acres of land adjacent to
the south side of Victory Road, west side of Eagle Road and the east side of Locust
Grove. Gem Park II Partnership is in control of 156.20 acres of the property while
Farwest LLC controls the other forty-(40) acres of land included in the annexation
request. The Applicant(s) have requested an R-4 zoning upon annexation.
The Preliminary Plat request is comprised of a request for 455 detached single-family lots
(net density of 3.1 units per acre, or, a gross density of 2.4 units per acre), an 11.35-acre
elementary school lot and 38 "common/open-space" lots.
The Applicant(s) have attempted to create three separate "neighborhoods" within the
overall Tuscany Lake Subdivision; the "Lakes" located on the west side of the overall
development, the "Hills" in the central portion of the subdivision, and the "East" located,
appropriately enough, on the far east side of the overall development, adjacent to Eagle
Road. The "East" development is not included in the planned development request.
The design of the preliminary plat includes three proposed bridges and a bike/pathway
system that runs adjacent to the Pddenbaugh Canal, Ten Mile Creek and The Eight Mile
Lateral.
The conditional use permit for a planned development is being requested by Gem Park II
Partnership to allow for reduced lot frontages, block lengths that exceed one-thousand
feet (1,000') and to allow a ten-foot (10') wide pathway along Dartmoor Drive in lieu of
providing five foot (5') wide sidewalks on both sides of the street. All lots within the
planned development meet or exceed the minimum lot square footage requirements. The
planned development application has been prepared to include only the "Hills" and
"Lakes" portion of the subdivision.
AZ 02-005, PP 02-006, CUP 02-006 2 Tuscany Lakes
LOCATION
The property is located on the west side of Eagle Road, the south side of Victory, and
the east side of Locust Grove. The subdivision is one (1) mile in length when measured
from east to west.
SURROUNDING PROPERTIES
North: Thousand Springs and Sherbrook Hollows Subdivision,
rural/agricultural residential, zoned RUT (Ada County).
South:
East:
West:
zoned R-4, and
Rural/agricultural residential properties, zoned RUT (Ada County).
Rural residential (Dartmoor and Golden Eagle Estates Subdivision)s Subdivision,
zoned RUT (Ada County).
Rural/agricultural residential properties, zoned RUT (Ada County).
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amen~tents,
both the P&Z Commission and Council are required "to review the particular facts and
circumstances of each proposed zoning amendment in terms of the following standards
and shall find adequate evidence answering the following questions about the proposed
zoning amendment."
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;
Staff finds that the requested zoning designation, R-4, is harmonious with
and in accordance with the adopted Comprehensive Plan and Generalized
Land Use Map, which designates the land to be "Single Family
Residential".
Accordingly, the overall gross density of the proposed subdivision is
approximately 2.5 dwelling units per acre (455units .-' 180 acres =
2.Sunits/acre [gross acres, minus the school lot]).
Additional Comprehensive Plan analysis is provided on page 14 at the end
of the staff report.
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;
AZ 02-005, PP 02-006, CUP 02-006 3 Tuscany Lakes
Staff' finds that there has not been a major change in the area that would
dictate how the property is re-zoned.
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;
The existing Character of the general vicinity is single family residential,
and rural/agricultural. The addition of the proposed subdivision will
change the existing character of the area, but no the intended character of
the area. The intended character of the vicinity, as noted on the
Generalized Land Use Map, is single-family residential. Staff finds that
the proposed uses can be designed and constructed in a manner that will
be harmonious with and appropriate in appearance with the existing and
intended character of the surrounding area.
Will the proposed uses not be hazardous or disturbing to existing or
future neighboring uses;
The Commission and Council should rely on public testimony to
determine whether or not the proposed use will be disturbing or hazardous
to the neighboring uses.
Other than an increase in traffic concerns, staff' does not anticipate that the
proposed uses (single family residential) will be hazardous or disturbing to
future or existing neighbors.
Ee
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;
Staff finds that the initial phases of the residential portion of this project
can be served adequately once the new Well 23, within the Silverstone
project, is on line (fall 2002), and the 12-inch diameter main is extended
under the Ridenbaugh Canal (fall 2002). New mains will need to be
extended from the current point of terminus in Eagle Road just north of
the McDonald Lateral, to the subdivisiOns southerly boundary line
extended in Eagle Road, and in Victory Road from Eagle to the
Ridenbaugh Canal, and in Locust Grove from Sherbrook Hollows to the
southerly boundary line extended. Staff finds that there will be problems
providing adequate fire flows and pressures to the elementary school site
without the addition of water supply. The City of Meridian currently
owns land for a new well on the Eagle Road frontage near the Ridenbaugh
AZ 02-005, PP 02-006, CUP 02-006 4 Tuscany Lakes
Canal, however with the addition of our new well within the Silverstone
project, approximately ½ mile north, this site is not the best location for
additional supply in the area. Staff requests that the applicant provide land
for a new well along the projects north boundary adjacent to Victory Road
and the Ridenbaugh Canal. Staff finds that the from previous modeling of
the sanitary sewer system, that the subdivision can be adequately served.
Parks- The City of Meridian Parks and Recreation Department has
indicated that they would like to have a 20-25acre City park within the
boundaries of the proposed subdivision. Please refer to the Parks and
Recreation comments concerning this application for more Park's
Department requirements.
Fire- According to the Meridian Fire Department letter written in regards
to the Tuscany Lakes application(s), the proposed annexation lays outside
the five (5) minute response zone goal. The five (5) minute response goal
is intended to enhance the probability ora favorable outcome on a request
for Basic Life Support. Please refer to the Fire Department comments for
additional information.
Police- Comprehensive Plan, Public Services Chapter, 6.8 reads as
follows: "Police protection within the city limits...should be maintained
according to the recommended service ratio of 1.6 to 1.8 police officers
per 1,000 persons." With an estimated current population of 39, 000+ and
operating budget for only 46 sworn officers, the current ratio is
approximately 1.1 officers per 1,000 residents. Please refer to the
Meridian Police Department comments concerning this application for
additional comments.
Joint School District No. 2- The Meridian School District is operating over
capacity and the addition of the children fi'om the proposed Tuscany Lakes
Subdivision will have a significant impact on school enrollment. Please
refer to the Joint School District No. 2 letter dated 3-18-02 for more
detailed information.
ACHD- The Highway District has not generated a final report for the
Tuscany project, and the ACHD Commission meeting to discuss this
project will not be held until May 8, 2002. The Applicant submitted a
Traffic Impact Study (TIS) for the project in 2000, and has now submitted
an update to the original TIS. ACH/) is still evaluating the TIS at this
time.
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;
AZ 02-005, PP 02-006, CUP 02-006 5 Tuscany Lakes
I.
Staff finds that there will not be additional requirements at public cost and
that the annexation and zoning will not be detrimental to the overall
community's economic welfare.
Will the proposed uses not involve uses, activities, processes,
materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed residential use of the subject property will
create additional traffic on Eagle, Locust Grove and Victory Roads. The
project will have three main entrances, one on each of the aforementioned
streets. The original plan for this subdivision did not include an access on
Eagle Road.
Staff has not had the opportunity to review ACHD's Development
Application Report for this project. ACI-tD will not generate a final report
until after the May 8, 2002 ACHD Commission meeting approximately
one (1) week at~er the Meridian Planning and Zoning Commission
Meeting.
Other than traffic concerns, Staff does not anticipate that the proposed
development will generate noise, smoke, odors or other nuisances that
would be detrimental to the general welfare of the surrounding area.
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;
Staff finds that the proposed vehicular approach on Victory Road does not
align with the existing entry into Thousand Springs Subdivision, and
should not significantly interfere with traffic on Victory Road. Staff finds
that the vehicular approaches on Locust Grove and Eagle Road will be
designed in a manner that will not create interference with traffic on
surrounding streets.
Ada County Highway District's comments should be considered when
making this finding.
Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that special attention will need to be given by the developer to
ensure that no natural or scenic features of major importance will be lost
or damaged by development of the proposed subdivision. Staff finds that if
AZ 02-005, PP 02-006, CUP 02-006 6 Tuscany Lakes
the pathway system and open space/drainase areas are developed well the
natural scenic features of the property may be enhanced.
J.
Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)"
City Council determined that the annexation and re-zoning of the land was
not in the best of the interest last year (2001) for reasons listed above,
(lack of fire and police resources, phasing of development that did not
start in a location contiguous to the city and inadequate road design within
the subdivision).
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements
of the City of Meridian and State Tax Commission and places the parcel contiguous
to existing city limits.
2. The requested zoning of R-4 is compatible with the City Comprehensive Plan and the
Meridian Zoning Ordinances
The subject property is within the Urban Service Planning Area. Essential City
services are available to the subject property, however as mentioned above several
water system additions are necessary to provide adequate service to the future
elementary school site. Staff requests that the applicant provide land for a new well
along the projects north boundary adjacent to Victory Road and the Ridenbaugh
Canal.
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. Wells may
be used for non-domestic purposes such as landscape irrigation.
A development agreement will not be required as part of this annexation request
because the applicant has submitted a development plan with the annexation request
(preliminary plat and conditional use permit).
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 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;
As noted above, stafffinds that the subdivision appears to be in conformance with
the Comprehensive Development Plan.
AZ 02-005, PP 02-006, CUP 02-006 7 Tuscany Lakes
b. The availability of public services to accommodate the proposed
development;
Staff finds that public services are available to the proposed subdivision; however,
the Schools are operating over capacity, the Fire Department will not be able to
respond within their desired timeframe, the Police Department does not have the
optimal ratio of officers to residents (1.7:1,000) and the City of Meridian is
lacking in park acreage per resident. Staff also finds that the initial phases of the
residential portion of this project can be served adequately once the new Well 23,
within the Silverstone project, is on line (fall 2002), and the 12-inch diameter
main is extended under the Ridenbaugh Canal (fall 2002). New mains will need
to be extended from the current point of terminus in Eagle Road just north of the
McDonald Lateral, to the subdivisions southerly boundary line extended in Eagle
Road, and in Victory Road from Eagle to the Ridenbaugh Canal, and in Locust
Grove from Sherbrook Hollows to the southerly boundary line extended. Staff
finds that there will be problems providing adequate fire flows and pressures to
the elementary school site without the addition of water supply. The City of
Meridian currently owns land for a new well on the Eagle Road frontage near the
Ridenbaugh Canal, however with the addition of our new well within the
Silverstone project, approximately ~A mile north, this site is not the best location
for additional supply in the area. Staff requests that the applicant provide land for
a new well along the projects north boundary adjacent to Victory Road and the
Ridenbaugh Canal. Staff finds that the from previous modeling of the sanitary
sewer system, that the subdivision can be adequately served.
c. The continuity of the proposed development with the capital
improvement program;
Staff finds that the subdivision will not require the expenditure of' capital
improvement funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will require additional supporting services (i.e.
Fire, and Police protection, parks) that will require additional expenditure of
public funds.
e. The other health, safety or environmental problems that may be brought
to the Commission's attention.
Staff finds no health, or safety problems associated with the proposed subdivision
that needs to be brought to the Council or Commission's attention. Staff feels that
the Commission and Council should be aware of the fact that although there are
no delineated natural wetlands that require protection within the proposed
subdivision, there are wetland areas that may deserve protection.
AZ 02-005, PP 02-006, CUP 02-006 8 Tuscany Lakes
ADDITIONAL CONSIDERATIONS
Block Length- The preliminary plat has a number of blocks (1, 5, 14, and 22) that exceed
the 1,000-foot maximum block length (MCC 12-4-5). However, because part of this plat
is included as a part of a planned development, (the majority of Lot 22 is not included in
the planned development), the Applicant has requested that the block lengths be allowed
to exceed this section of Code without the need for a variance.
After reviewing the preliminary plat in light of the requested block lengths, staff would
feel comfortable allowing the 1,000+ foot long block lengths for Blocks 5 and 14 due to
the configuration of the adjacent properties and the location of the waterways adjacent to
the Blocks. Staff is recommending that the other two blocks (1 and 22) be required to
provide stub streets as noted below.
Stub Streets- Staff recommends that the Applicant provide an additional stub street to the
north that would extend S. Florence Way though Lots 30 and 31 of Block 1. The stub
street will provide a break in the block length and interconnectivity to the property to the
north, without the need for an additional bridge.
Staff recommends at least one stub street to break up Block 22, two possible locations for
the stub streets are extending S. Arno Way to the south though Lots 13 and 14 (or further
to the west) or extending W. Calabria Drive to the East to connect with Eagle Road. Staff
strongly supports the stub street to the south.
Staff recommends a stub street or the dedication of an ingress egress easement to the
property at the northwest corner of W. Rome Drive and Eagle Road. The easement or
stub street should align with S. Arno Street to the South.
Staff recommends removing the proposed stub street S. Lucca Avenue (between Block 8
and 9) and replacing it with two stub streets to the north that would extend S. Italy Way
and S. Naples Avenue to the North, thereby increasing future interconnectivity.
Open Space- Staff has concerns with the usability and maintenance of the open space
provided within the subdivision due to the high number of waterways adjacent to the
provided open space. The applicant should be prepared to address issues of safety, pond
maintenance and recreation easements at the Commission hearing.
Phasing Schedule- The Applicant has provided a phasing schedule that has the first phase
of the subdivision broken down into two (2) sub-phases, (phase lA, and phase lB) and a
separate phase one for the forty-(40) acres adjacent to Eagle Road. Each of the three (3)
"first" phases start at a major entry into the subdivision starting with Locust Grove (lA),
then Victory (lB) and finally Eagle (1).
Section 12-3-6C of the Meridian City Code (MCC) reads as follows: "In the event that
the development of the preliminary plat is made in successive contiguous segments in
an orderly and reasonable manner and conforms substantially to the approved
AZ 02-005, PP 02-006, CUP 02-006 9 Tuscany Lakes
preliminary plat, such segments, if submitted within successive intervals of one year, may
be considered for final approval without resubmission for preliminary plat approval"
(emphasis added).
The proposed phasing plan does not appear to meet the "successive contiguous" part of
the ordinance, as the phasing plan has three (3) non-contiguous phase ones, three (3) non-
contiguous phase twos and the sub-phasing part of the plan does not follow a true
successive pattern (1, lA, lB, 2, 2A, 2B etc .... ). The proposed phasing plan does not
appear to promote growth in an orderly and reasonable manner.
Sidewalks- Staff does not object to the installation of a ten (10) foot wide pathway along
one side of Dartmoor Avenue in lieu of placing a five (5) foot wide sidewalk on each side
of the road.
Access Road on Victory- The location of the access road on Victory Road has been an
item of discussion at the previous meetings held on behalf of this subdivision. Neighbors
to the north would like the road moved to the west to eliminate headlights from intruding
on their property. ACHD would like to keep the road in its current proposed location due
to safety concerns related to an elevation change along Victory road that will make seeing
oncoming cars difficult.
Reduced Lot Frontage- As noted earlier the subdivision has incorporated reduced lot
frontages within the subdivision as may be allowed within a planned development. Staff
does not object to the applicants request for reduced frontage requirements as they have
been submitted.
SITE SPECIFIC COMMENTS (oreliminarv olat)
The City of Meridian can adequately serve the initial phases of the residential
portion of this project once the new Well 23, within the Silverstone project, is on
line (fall 2002), and the 12-inch diameter main is extended under the Ridenbaugh
Canal (fall 2002). New mains will need to be extended from the current point of
terminus in Eagle Road just north of the McDonald Lateral, to the subdivisions
southerly boundary line extended in Eagle Road, and in Victory Road from Eagle
to the Ridenbaugh Canal, and in Locust Grove from Sherbrook Hollows to the
southerly boundary line extended. Modeling results indicate that there will be
problems providing adequate fire flows and pressures to the elementary school
site without the addition of water supply. The City of Meridian currently owns
land for a new well on the Eagle Road frontage near the Ridenbaugh Canal,
however with the addition of our new well within the Silverstone project,
approximately ~A mile north, this site is not the best location for additional supply
in the area. Staff requests that the applicant provide land for a new well along the
projects north boundary adjacent to Victory Road and the Ridenbaugh Canal.
Main sizing and routing to be coordinated with the Public Works Department.
Applicant will be responsible to construct the sewer mains to and through this
proposed development.
AZ 02-005, PP 02-006, CUP 02-006 10 Tuscany Lakes
10.
Staff finds, from previous modeling of the sanitary sewer system, that the
subdivision can be adequately served by an extension of the Ten Mile Sewer
Trunk. Main sizing and routing to be coordinated with the Public Works
Department. Applicant will be responsible to construct the sewer mains to and
through this proposed development.
Fencing details shall be submitted with the Final Plat application. Fencing
adjacent to pathways or private parks shall not be over three feet in height if
constructed of a solid material, and shall not be more than 4 feet in height if it is
non-sight obscuring.
Performance specifications for the common area pressurized irrigation system
shall be submitted with the Final Plat application(s).
Cross sections of the proposed pathway system shall be submitted to the Planning
and Zoning staff for review at least ten (10) days prior to the next public hearing.
A pedestrian access to the school site shall be added though BlOck 19 to the north.
Sub streets shall be added in the following locations:
- S. Florence Way shall be extended to the north.
- S. Arno Way shall be extended to the south.
- The existing stub street to the north on S. Lucca Avenue shall be eliminated and
replaced with a stub street to the north on S Italy Way and a stub street to the
north on S. Naples Avenue.
- A stub street or ingress/egress easement shall be granted to the property to the
north of S. Arno Lane where it intersects with W. Rome Drive.
The required landscaping and pressurized irrigation system on Victory Road,
Eagle Road and Locust Grove Road shall be installed prior to the issuance of a
Certificate of Occupancy for any building on any lot created by the subdivision.
Landscaping and fencing must be bonded for prior to applying for building
permits.
The applicant shall coordinate ACHD concerning the requirements and
construction of the bridges over the Ridenbaugh Canal, Ten Mile Creek and the
Eight Mile Lateral.
A revised phasing schedule that details a successive and contiguous phasing order
shall be submitted to the Planning and Zoning staff for review at least ten (10)
days prior to the next public heating for this project.
AZ 02-005, PP 02-006, CUP 02-006 11 Tuscany Lakes
11.
12.
13.
14.
15.
16.
17.
18.
The detailed landscape plans to be submitted with the Final Plat applications for
each phase shall include standards for the proposed pathway system.
The developer shall be required to install all parkway trees within each phase of
the development prior to any Certificates of Occupancy being issued.
Fencing details shall be submitted with each Final Plat application. Fencing
adjacent to pathways or the common area lots shall not be over three feet in height
if constructed of a solid material, and shall not be more than 4 feet in height if it is
non-sight obscuring. A 6-foot high perimeter fence shall be installed prior to any
building permits being issued, unless agreed to otherwise in writing by the
Planning Director.
All adjacent agricultural uses shall be protected and a note added to the face of the
plat regarding the Right to Farm Act.
Please revise the preliminary plat map to show all easements of record (ditches
and drainage ways). Show how the existing ditches are being continued, and all
new easements needed for relocations. Provide all the above details on revised
preliminary plat maps prior to the City Council hearing. Lots shall be configured
to the edge of easement lines unless an encroachment agreement is granted. If the
latter is the case, create a common area lot covering the balance of the easement
width.
Underground pressurized irrigation must be provided to all landscape areas on
site. Applicant has not indicated whether the pressurized irrigation system within
this development is to be owned and maintained by an association or the Nampa
& Meridian Irrigation District. ff the system is being proposed as a private
system, plans and specifications for the irrigation system 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 must be submitted
prior to plan approval.
The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water, ff a creek 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
Meridian City Engineer.
Ten (10) copies of the revised preliminary plat shall be submitted to the Planning
and Zoning Staff for review at least ten (10) days prior to the next Public Hearing
for this project.
AZ 02-005, PP 02-006, CLIP 02-006 12 Tuscany Lakes
GE~L COMMENT~ (preliminary plat)
Please submit a copy of the Ada County Street Name Committee's final approval
letter for the subdivision name, and the lot and block numbering. Make any
corrections necessary to conform.
All existing trees over four inches (4") in caliper shall be retained and protected
unless mitigated for with an equal number of caliper inches of new trees, per the
Landscape Ordinance.
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
A letter of credit or cash surety in the amount of 110% of the total bid will be
required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water,
etc., prior to signature on the final plat.
Two-hundred-fii~y-watt, 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.
All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13, excluding the Ridenbaugh
Canal, Ten Mile Creek and the Eight Mile Lateral. The ditches to be piped should
be shown on the site plans. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association, with written confirmation
of said approval submitted to the Public Works Department.
Any existing domestic wells and/or septic systems within this project will have to
be removed fi.om their domestic service per City Ordinance Sections 9-1-4 and
9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation.
8. Slopes within drainage lots are not to exceed a ratio of 3:1.
AZ 02-005, PP 02-006, CUP 02-006 13 Tuscany Lakes
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-
17-3):
Ae
That the site is large enough to accommodate the proposed use and ali yards,
open spaces, parking landscaping and other features as may be required by
this ordinance;
Stafffinds that the subject property is large enough to accommodate the requested
use and all other required features.
That the proposed use and development plan will be harmonious with the
Meridian Comprehensive Plan and in accordance with the requirements of
this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as
"Single-Family Residential". The proposed residential uses are harmonious with
and in accordance with the Comprehensive Plan. The project meets the
requirements and objectives of the Planned Development Ordinance.
Ce
That the design, construction, operation, and maintenance will be compatible
with other uses in the general neighborhood and with the existing or
intended character of the general vicinity and that such use will not adversely
change the essential character of the same area;
Staff finds the design concept to be compatible with the intended character of the
area. The Generalized Land Use Map indicates that the City has planned for the
area to be for single-family dwellings in the subject area.
The change from the existing agricultural/rural use of the property will change the
existing character of the surrounding area, but not in a manner that will adversely
change the area.
De
That the proposed use, if it complies with all conditions of the approval
imposed, will not adversely affect other property in the vicinity;
Staffdoes not anticipate that the proposed project will have an adverse impact on
the surrounding property; however, the Commission and Council should consider
any testimony given at the public heatings before making this f'mding.
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
AZ 02-005, PP 02-006, CUP 024)06 14 Tuscany Lakes
adequately any such services;
Please refer to the previously noted comments concerning police, fire, school,
parks and water/sewcr issues (page 4&5).
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;
Staff finds that the proposed use would not be detrimental to the economic
welfare of the community, nor would it create excessive additional requirements
for any new facilities or services to be paid for by the public.
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;
Other than a possible increase in traffic congestion, staff finds that no excessive
noiSe, smoke, fumes, glare or odors will result from the proposed use.
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 sweets;
Staff finds that the proposed uses may create significant interference with any
traffic on the surrounding public streets unless improvements are made as
recommended by the TlS and ACHD.
The Council and Commission should refer to the ACHD report for additional
information concerning this finding.
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.
Staff does not find that any natural or scenic feature will be lost, damaged or
destroyed by issuance of this conditional use. The Ridenbaugh Canal, Ten Mile
Creek and Eight Mile Lateral are to remain open and will be improved with a
pathway.
SITE SPECIFIC COMMENTS (Conditional Use Permit}
Applicant shall meet all of the requirements of the preliminary plat as a condition
of the Conditional Use Permit.
AZ 02-005, PP 02-006, CUP 02-006 15 Tuscany Lakes
All site improvements (landscaping, tot lot, ponds and irrigation) for the proposed
pathway shall be complete prior to the issuance of the 101~t occupancy permit
within The "Tuscany Lakes" portion of the subdivision (proposed phases 1 A, 2A,
3A, 4A). The applicant shall be required to maintain the ponds in a manner that
will prevent the water from becoming stagnant or public nuisance (a mosquito
breeding ground).
The remaining sections of the pathway shall be developed in accordance with the
phasing schedule for the subdivision.
Ail development shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
o
No building permits shall be issued within the development until a final plat has
been recorded for this subdivision.
COMPRIH~NSlVE PLAN POLICIES
The subject property is located in an area designated as Mixed Residential in the
Meridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of
goals and policies that are relevant to this application. Staff has selected the following
sections that most directly apply to the proposed project.
Goals Section
Goal 4: To provide housing oppommities for all economic groups within the community.
Goal 8: To establish compatible and efficient use of land through the use of innovative
and functional site design.
Economic Development
3.1U - Approve quality housing projects that meet the needs of all economic levels.
3.2U- Encourage efforts to develop and maintain quality neighborhoods and housing...
Land Use
1.10U Promote the design of attractive roadway entryway areas into Meridian which will
clearly identify the community.
2.1U - Support a variety of residential categories for the purpose of providing the City
with a range of affordable housing opportunities.
2.4U - Encourage sidewalks and paved streets for all existing neighborhoods...
Natural Resource & Hazardous Areas
2.1U Development along major drainage
3.1U
3.2U
ways will be restricted to ensure that
development does not cause additional ground or surface water contamination.
Manage and prevent unsuitable uses along drainageways and protect the flood
plain of creeks and drains.
Protect the potential beauty and recreation~al trail opportunities of all Meridian
waterways.
AZ 02-005, PP 02-006, CUP 02-006 16 Tuscany Lakes
Community Design
1.3 Open space areas within all development should be encouraged.
1.4 Major entrances to the City should be enhanced and emphasized.
2.3U Encourage the beautification of streets, parking lots...etc.
6.2U - Pedestrian access connectors will be required in all new development to link
subdivisions together to promote neighborhood identity.
6.11U - Promote well-planned and well-designed affordable housing in all Meridian
neighborhoods.
Transportation Chapter
1.19U - Encourage proper design of residential neighborhoods to ensure their safety and
tranquility.
1.18 - As Planned Development methods and standards are implemented by the City of
Meridian, variations pertaining to planned development - maximum density,
dimensional standards, and other requirements - shall not exceed 25% of the
existing requirements, and shall be recommended when one or more of the
Planned Development design and developmental objectives are met.
RECOMMENDATION
Staff supports the concept of developing this area with a medium-low density residential
uses, as proposed by the applicant.
ACHD has not yet issued a report concerning this application; therefore, staffwould
recommend continuing the public hearing until the report from ACHD is available for
review and incorporation into the Planning and Zoning staff report. Nevertheless, staff
recommends resolving the following issue prior to recommending approval:
Public Services: as noted above, staff has concerns with the availability and the
ability to service the proposed subdivision with fire and police protection,
schools, parks and water/sewer.
Phasing: Staffwould like to have the opportunity to review a new phasing
schedule prior to recommending approval or denial.
Upon review of the ACHD report and the resolution of the above issues, staff will better
be able to make a recommendation concerning this project..
AZ 02-005, PP 02-006, CUP 02-006 17 Tuscany Lakes
ECEIVED
IvtA, Y 16 2002
CITY OF MERIDIAN
CITY CLERK OFFICE
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat - Tuscany Lakes/MPP-00-024
MAZ-00-023/MCUP-00-052
Locust Grove Road/Victory Road
This application has been referred to ACHD by the City of Meridian for review and comment. Tuscany
Lakes is a proposed 455-1ot residential subdivision on 196.20-acres. Along with the proposed
preliminary plat, the applicant is also requesting a rezone from RT to R-4 and annexation into the City
of Meridian, and conditional use approval for a planned unit development. This preliminary plat
includes one elementary school site. The site is located on the south side of Victory Road, between
Eagle Road and Locust Grove Road. This development is estimated to generate 4,950 total trips based
on the submitted traffic study.
On December 13, 2001, the Commission reviewed and approved the "original" Tuscany Lakes
Subdivision. The "original" Tuscany Lake Subdivision was proposed to be a 353-1ot residential
subdivision on 152.5 acres. The applicant has acquired approximately 44-acres and has revised the site
plan. The new site plan is proposed to be a 455-1ot residential subdivision on 196.20 acres. The new
site plan is estimated to generate approximately 4,950 vehicle trips per day (approximately 950 more
vehicle trips per day than the "original" proposal.
Roads impacted by this development: Locust Grove Road
Victory Road
Eagle Road
ACI-ID Commission Date - May 8, 2002
Facts and Findings:
A. General Information
Owner- Kenai Partners LLC, Jean & Richardson Bumett Family Trust
Applicant - Briggs Engineering
RT - Existing zoning
R-4 -
196.20 -
455 -
38 -
I -
293 -
Requested zoning
Acres
Proposed building lots
Proposed common lots
School lot
Traffic Analysis Zone (TAZ)
West Ada - Impact Fee Service Area
Meridian - Impact Fee Assessment District
Tuscany Lakes.cmm
Page 1
2000 3 2000 4000 Feet
N
S
Tuscany Lakes.cram
Page 2
Co
Locust Grove Road
Section line road
Tra~c count of 3,552 on 7-16-99
C-Existing Level of Service
C-Existing plus project build-out Level of Service
1,325-feet of frontage
55-feet existing right-of-way (30-feet east from centerline)
90-feet required right-of-way (45-feet from centerline)
Locust Grove Road is improved with 25-feet of pavement with no curb, gutter or sidewalk.
Victory Road
Collector with bike lane designation
Traffic count of 3,321 on 2-2-00
C-Existing Level of Service
C-Existing plus project build-out Level of Service
1,050-feet of frontage
55-feet existing right-of-way (25-feet south from centerline)
70-feet required right-of-way (35-feet from centerline)
Victory Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting
the site.
Eagle Road
Minor arterial with bike lane designation
Traffic count of 7,498 on 2-2-00 (n/o Victory Road)
C-Existing Level of Service
C-Existing plus project build-out Level of Service
1,320-feet of frontage
50-feet existing right-of-way (25-feet from centerline)
96-feet required right-of-way (48-feet from centerline)
Eagle Road is improved with two-lanes with no curb, gutter or sidewalk.
On March 18, 2002, the District Planning and Development staff inspected this site and evaluated
the transportation system in the vicinity. On March 19, 2002, the staffmet as the District's
Technical Review Committee and reviewed the impacts of this proposed development on the
District's transportation system. The results of that analysis constitute the following Facts and
Findings and recommended Site Specific Requirements.
Tuscany Lakes Subdivision was originally approved on December 13, 2000. The applicant is
submitting a revised preliminary plat for review by the District due to the fact that the applicant
has acquired an additional 40-acres and has moved the school site.
Tuscany Lakes.cmm
Page 3
The applicant hired Dobie Engineering to perform a traffic analysis of this site. The analysis has
identified the following conclusions, and this information has been verified by District staff:
This Development is projected to be built-out by the year 2005. The following sections are taken
from Section 7106.1.1 from the ACHD Development Policy Manual covering Traffic Impact
Studies:
Tuscany Lakes Subdivision is a proposed 190-acre residential development containing 455 single-
family lots plus an elementary school site. The property is located south of Victory Road between
Eagle and Locust Grove Roads in Meridian, Idaho. The project will be developed in phases and
is estimated to be fully developed by the year 2005. The site layout is included in figure 1 of the
traffic study.
The local streets, residential collector streets, collector streets, and arterial streets within the study
area and the intersection to be analyzed.
South Eagle Road is an ACHD designated roM, south of Overland, and is classified
as a Minor Arterial. Adjacent to the site, Eagle Road is improved with two traffic
lanes with 3 ft. paved shoulders. The posted speed limit is 50 mph.
Victory Road is designated as a Collector Road west of Eagle Road and a Minor
Arterial to the east of Eagle. It is a two-lane 30 ft. paved rural section. The posted
speed limit is 35 mph east of the canal, and 45 mph west of the Canal.
· Locust Grove Road is an unclassified section road with a two-lane 30 ft. rural paved
section. The posted speed limit is 50 mph.
Two intersections will be analyzed in this traffic study. The Eagle/Victory Road
intersection has an all-way stop-control with a traffic beacon. The Locust
Grove/Victory Road intersection is also an all-way-stop-control.
Existing land use, roadways, traffic patterns, roadway volume, and turning movement volumes
within the study area.
· The site is currently vacant.
Projected average daily traffic and peak hour turning movement counts were
prepared for the arterial intersections. Traffic data were obtained from DEI counts
and traffic studies for the highlands Ranch and Sherbrooke Hollows developments.
The volumes for the year 2002 are summarized in Figure 2 and 3 of the study. These
projections include both the AM and PM peak hour periods.
Existing levels of service within the study area. This will be determined using the latest edition
of the Highway Capacity Manual (HCIVo and existing traffic control devices.
Tuscany Lakes.cram
Page 4
· The intersection of Eagle/Victory Road intersection was determined to have an
existing LOS C in the PM Peak Hour. This is a stop-controlled intersection.
· The intersection of Locust Grove/Victory Road intersection was determined to
have an existing LOS B in the PM Peak Hour. This is a stop-controlled intersection.
Planned road improvements and major land development within the study area.
Five Year Work Program- The portion of Eagle Road, between Victory and
Overland, is scheduled for widening from the current two-lanes roadway to a five-
lane urban arterial section. This will include 96' of r/w, and the widening of the
bridge over the Ridenbaugh Canal. This work is scheduled for year 2003. The
intersection at Eagle/Victory is scheduled for improvements in the year 2005. These
improvements include adding left-tm legs on all four approaches, curb, gutter, and
sidewalks on all four comers. This intersection is scheduled to be improved to a
signalized intersection in 2005.
Forecast of future traffic patterns, roadway capacity, and turning movements in the study area
before the proposed development is built.
The traffic study included projections on the adjacent roadways for both the build-out
year of 2005 and 2020. These projections were based on the COMPASS 2020
Transportation Planning Model.
· The projected traffic volumes for the study area are within the COMPASS guidelines for
the projected volumes, presented in the study for the year 2005.
Forecast of future traffic patterns, roadway capacity volumes, and turning movements in
the study area after the proposed development is fully built and occupied. These numbers
are "site traffic" plus "background traffic".
Based on the trip generation rates and regional growth projections previously presented,
future trips resulting from the development of Tuscany Lakes Subdivision lots were
estimated and assigned to the internal streets and project entrances.
The traffic volumes for the site during the AM and PM peak hour conditions are presented in
figures 5 and 6 of the traffic study. This includes the trip distribution at the site accesses.
The site entrances are proposed to be T type -intersections.
The Level of Service projections for the site accesses are as follows: The Tuscany
Way/Victory Road site access is projected to operate at a overall LOS B for both the AM
and PM peak hour periods at build out. The Dartmoor Dr./Locust Grove Road site access is
projected to operate at a LOS B for both the AM and PM peak hour periods at build out.
The Rome Dr./Eagle Road site access is projected to operate at a LOS B during the AM
peak hour and a LOS C during the PM peak hour at build out. It was assumed in the
Tuscany Lakes.cmm
Page 5
calculations and analysis that both Locust Grove and Victory Road would be improved to a
three-lane leg-turn lane section at the site intersections by the year 2005.
The level of Service for the Victory Road/Locust Grove Road intersection is projected to
operate at a LOS C during the AM peak hour and a LOS D during the PM peak hour at the
build out year of 2005, with the addition of site traffic. This analysis assumes that left-tm
lanes will be added at this intersection. It was noted that projected traffic volumes exceed
the acceptable LOS range for the existing lane geometry.
The level of Service for the Victory/Eagle Road intersection is projected to operate at a
LOS C during the AM peak hour and a LOS F during the PM peak hour at the build out
year of 2005, with the addition of site traffic. This analysis was performed with the left-turn
lanes that are programmed to be built at this intersection in 2005. The analysis was
performed under the condition of all-way-stop-controlled situation. Included in the 2005
project is the installation of a traffic signal. The intersection was not analyzed with the
addition of the traffic signal, but it is assumed that the Level of Service will improve to an
acceptable level of service with these improvements.
The capacity for Victory, Locust Grove, and Eagle Roads were analyzed for the 2015 with
the addition of the site generated traffic. The results were as follows: Victory Road is
projected to operate at a LOS C, Locust Grove Road at LOS A, Eagle Road with two lanes
will operate at a LOS F, and Eagle Road with 3 lanes will operate at a LOS D. Eagle Road
will need additional capacity to accommodate projected traffic.
The warrants for attxiliary lanes was analyzed for the three site approaches. The warrants
for left-turn lanes were all met, and the warrants for the right-turn lanes were met for the
access on Locust Grove Road and Eagle Road. The warrant was met for a taper only on
Victory Road.
Recommended roadway/pathway improvements and mitigation measures. This includes location
and design of driveways, intersections and traffic control devices.
Based on the evaluation criteria provided by ACHD, both a left-tm lane and a right-
turn deceleration lane are warranted on Eagle and Locust Grove Road due to the
higher posted speed. On Victory Road a left-tm lane plus a right-turn taper are
required according to ACHD guidelines.
The effects of the traffic from the proposed development on existing local streets and the
effects of traffic from existing local streets on the proposed development.
This development proposes two stub streets to the east, one to the parcel of land at
the comer of Eagle/Victory and one from W. Sicily Street in the Lakes section of the
development. Two stub streets are projected to the south of the development, and
one stub street to the north of the property in the Lakes section of the development.
Additional Comments:
Tuscany Lakes.cram
Page 6
Fo
Ho
Ko
Lo
At the intersection of Victory/Locust Grove Road it was assumed in the analysis that
this intersection would be improved with the addition of left-tm lanes at this
intersection. No such improvements are included in the Five Year Work Program.
The intersection will not operate at an acceptable LOS with the current lane
configuratior~
The applicant should be required to construct a 5-foot wide concrete sidewalk on Locust Grove
Road abutting the site. The sidewalk should be located 2-feet within the new fight-of-way of
Locust Grove Road.
The applicant should be required to construct a 5-foot wide concrete sidewalk on Victory Road
abutting the site. The sidewalk should be located 2-feet within the new right-of-way of Victory
Road.
The applicant should be required to construct a 5-foot wide concrete sidewalk on Eagle Road
abutting the site. The sidewalk should be located 2-feet within the new fight-of-way of Eagle
Road.
According to the submitted traffic study, the applicant should be required to construct a center
turn lane on Locust Grove Road for the Dartmoor Drive intersection, due to the fact that the
intersection is expected to carry 1,800 vehicle trips per day. The turn lane should 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 study, the applicant should be required to construct a center
turn lane on Victory Road for the Tuscany Way intersection, due to the fact that the intersection
is expected to carry 2,000 vehicle trips per day. The turn lane should 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 study, the applicant should be required to construct a center
turn lane on Eagle Road for the Rome Drive intersection, due to the fact that the intersection is
expected to carry 2,000 vehicle trips per day. The mm lane should 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 study, that applicant should be required to construct a right-
turn acceleration lane and a fight turn deceleration lane on Locust Grove Road for the Dartmoor
Drive intersection. The design of the deceleration lane is based upon the posted speed of Locust
Grove Road. Coordinate the design of the deceleration lane with District staff.
According to the submitted traffic study, that applicant should be required to construct a right-
turn acceleration lane on Victory Road for the Tuscany Way intersection. The design of the
deceleration lane is based upon the posted speed of Victory Road. Coordinate the design of the
deceleration lane with District staff.
Tuscany Lakes.mm
Page 7
Mo
No
According to the submitted traffic study, that applicant should be required to construct a right-
tam acceleration lane and a fight tam deceleration lane on Eagle Road for the Rome Drive
intersection. The design of the deceleration lane is based upon the posted speed of Eagle Road.
Coordinate the design of the deceleration lane with District staff.
The applicant is proposing to construct a main entrance, Dartmoor Drive, intersecting Locust
Grove Road approximately 650-feet south of the north property line. District policy requires
local roadways to align or offset an arterial roadway a minimum of 1,300-feet from any existing or
proposed collector roadway. This roadway location meets District policy and should be approved
with this application. Dartmoor Drive should be designed with a minimum of a 21-foot street
section on either side of a center median and located as proposed, approximately 560-feet south
of the north property line. The median should be constructed a minimum of 4-feet wide to total a
minimum of a 100-square foot area. The applicant will be required to dedicate 54-feet of fight-of-
way plus the additional width of the median.
The applicant is proposing to construct a main entrance, Tuscany Way, intersecting Victory Road
at the east property line. District policy requires local roadways to align or offset an arterial
roadway a minimum of 300-feet from any existing or proposed local roadway. This roadway
location meets District policy and should be approved with this application. Tuscany Way should
be designed with a minimum of a 21-foot street section on either side of a center median and
located as proposed at the east property line. The median should be constructed a minimum of 4-
feet wide to total a minimum of a 100-square foot area. The applicant will be required to dedicate
54-feet of fight-of-way plus the additional width of the median.
The applicant is proposing to construct a main entrance, Rome Drive, intersecting Eagle Road at
the north property line. District policy requires local roadways to align or offset an medal
roadway a minimum of 1,300-feet from any existing or proposed collector roadway. This
roadway location meets District policy and should be approved with this application. Rome Drive
should be designed with a minimum of a 21-foot street section on either side of a center median
and located as proposed at the east property line. The median should be constructed a minimum
of 4-feet wide to total a minimum of a 100-square foot area. The applicant will be required to
dedicate 54-feet of fight-of-way plus the additional width of the median.
The applicant is proposing to construct Rome Drive and Dartmoor Drive as a 2-lane collector
with bike lanes. District policy has a street section with a 29-foot street section within 50-feet of
right-of-way. The 29-foot street section that is classified as a collector roadway allows for a 2-
lane collector roadway with parking restricted on both sides. The applicant is proposing a 33-foot
street section within 50-feet of fight-of-way. The proposed street section will be striped for two
11-foot travel lanes and two 4-foot bike lanes with vertical curb, gutter and 5-foot concrete
sidewalk. Parking should be restricted on both sides of these roadways. This alternative road
section is an acceptable alternative for vehicular traffic, pedestrian as well as bicyclists.
Tuscany Lakes.cram
Page 8
Ro
To
The traffic generated by this development will more than double the volume of traffic on the west
leg of the Victory Road/Eagle Road intersection. The applicant's traffic study states that a signal
will be warranted by 2005. Because Victory Road and Eagle Road are section line roads ACHD
will not require a road trust for this subdivision. Other subdivisions in the area were not required
to provide a road trust.
All local streets in the subdivision should be located to align or offset a minimum of 125-feet from
any proposed local streets. The proposed site plan shows all streets to be in conformance with
District policy.
Unless otherwise approved, the applicant should be required to construct all public roads within
the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks
within 50-feet of right-of-way. If the sidewalk is outside of the right-of-way, the applicant should
provide an easement.
The applicant is proposing to construct six stub streets.
· South Cosmo Avenue is proposed to stub to the south property line approximately 570-
feet east of South Locust Grove Road.
· South Lucca Avenue is proposed to stub to the north property line approximately 2,400-
feet east of South Locust Grove Road.
· South Pompei Avenue is proposed to stub to the south property line approximately
2,500-feet west of Eagle Road.
· South Tiber Avenue is proposed to stub to the south property line approximately 1,450-
feet west of Eagle Road.
· West San Marino Drive is proposed to sub to the east property line approximately 530-
feet south of the north property line.
· West Sicily Drive is proposed to stub to the east property line approximately ½ of a mile
east of Eagle Road.
District staff supports the location of these stub streets. District policy requires temporary
turnarounds at the end of stub streets that serve more than one lot, or are greater than 150-feet in
length. The applicant should not be required to provide a paved temporary turnaround at the
terminus of the proposed stub streets but should be required to install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the
sign plan for the stub street, and the design of the turnaround (if necessary) with District staff.
The applicant is proposing to construct six knuckles.
· West Sicily Drive is proposed to have a knuckle on the north side of the roadway
between South Arno Way and South Pisa Way.
· There is a proposed knuckle at the northwest comer of West Milan Drive and South
Turin Avenue.
· There is a proposed knuckle at the southwest comer of West Mediterranean Drive and
South Turin Drive.
Tuscany Lakes.cram
Page 9
Ye
AA.
BB.
CC.
DD.
· There is a proposed knuckle at the northwest corner of South Turin Avenue and West
Sicily Drive.
· There is a proposed knuckle at the southwest corner of West Rome Drive and South
Turin Avenue.
· There is a proposed knuckle at the southeast corner of West Milan and South Palermo
Avenue.
If the knuckles propose a traffic island in the knuckle, the applicant should be required to
constrnct the traffic island in the knuckle with a minimum of 4-feet wide with a minimum area of
100-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum ora 29-foot street section. The design should be reviewed and
approved by ACHD's Planning and Development staff.
Construct an ACHD approved turnaround at the end of West Genova Court, West Calabria
Court, West Calabria Drive (2), West Mediterranean Court and South Crete Way. Submit a
design of the turnaround for review and approval by District staff.
The turnarounds should 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 center islands within the turnarounds. Any medians should he constructed a minimum of 4-
feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet of right-of-way plus the
additional width of the median.
The applicant is proposing to construct a non-circular turnaround at the west end of West Falcon
Drive. The District will consider alternatives to the standard turnaround on a case-by-case basis.
This will be based on turning area (minimum of 18-foot curb radius), drainage, maintenance
considerations and the written approval of the emergency fire service for the area where the
development is located. Submit a design of the turnaround for review and approval by District
staff.
The applicant's plat indicates a school site within the subdivision with access provided via West
Rome Drive. The school district does not have an official plan for this site at this point in time.
ACHD will review the school site in the future when the plan is submitted by the school district.
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.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
Any existing irrigation facilities should be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer.
Tuscany Lakes.cmm
Page 10
EE.
Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
Dedicate 45-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30
business days to process the right-of-way dedication after receipt of all requested material. The
owner will be compensated for all right-of-way dedicated as an addition to existing right-of-way
from available impact fee revenues in this benefit zone, if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with Section
15 of ACHD Ordinance #193.
Dedicate 35-feet of right-of-way from the centerline of Victory Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance
of a building permit (or other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication at~er receipt of all requested material. The owner
will be compensated for all right-of-way dedicated as an addition to existing right-of-way from
available impact fee revenues in this benefit zone, if the owner submits a letter of application to
the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD
Ordinance #193.
o
Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel by means
of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication atter receipt of all requested material. The owner
will be compensated for all right-of-way dedicated as an addition to existing right-of-way from
available impact fee revenues in this benefit zone, if the owner submits a letter of application to
the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD
Ordinance # 193.
Construct a 5-foot wide concrete sidewalk on Locust Grove Road abutting the site. The
sidewalk shall be located 2-feet within the new right-of-way of Locust Grove Road.
Construct a 5-foot wide concrete sidewalk on Victory Road abutting the site. The sidewalk
shall be located 2-feet within the new right-of-way of Victory Road.
Construct a 5-foot wide concrete sidewalk on Eagle Road abutting the site. The sidewalk shall
be located 2-feet within the new right-of-way of Eagle Road.
Tuscany Lakes.cram
Page 11
o
10.
11.
12.
13.
14.
15.
16.
Construct a center turn lane on Locust Grove Road for the Dartmoor Drive intersection.
Provide a minimum of 100-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the mm lane with District staff.
Construct a center turn lane on Victory Road for the Tuscany Way intersection. 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.
Construct a center turn lane on Eagle Road for the Rome Drive intersection. Provide a
minimum of 100-feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the mm lane with District staff.
Construct a fight-tm acceleration lane and a right turn deceleration lane on Locust Grove Road
for the Dartmoor Drive intersection. Coordinate the design of the deceleration lane with District
staff.
Construct a right-tm acceleration lane on Victory Road for the Tuscany Way intersection.
Coordinate the design of the deceleration lane with District staff.
Construct a right-turn acceleration lane and a right turn deceleration lane on Eagle Road for the
Rome Drive intersection. Coordinate the design of the deceleration lane with District staff.
Construct a main entrance, Dartmoor Drive, intersecting Locust Grove Road approximately
650-feet south of the north property line, as proposed. This roadway location meets District
policy and is approved with this application. Dartmoor Drive shall be designed with of a
minimum 21-foot street section on either side of a center median and shall be constructed a
minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant will be
required to dedicate 54-feet of right-of-way plus the additional width of the median.
Construct a main entrance, Tuscany Way, intersecting Victory Road at the east property line, as
proposed. This roadway location meets District policy and is approved with this application.
Tuscany Way shall be designed with a minimum of a 21-foot street section on either side of a
center median and shall be constructed a minimum of 4-feet wide to total a minimum of a 100-
square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the
additional width of the median.
Construct a main entrance, Rome Drive, intersecting Eagle Road at the north property line, as
proposed. This roadway location meets District policy and is approved with this application.
Rome Drive shall be designed with a minimum of a 21-foot street section on either side of a
center median shall be constructed a minimum of 4-feet wide to total a minimum of a 100-square
foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional
width of the median.
Construct Rome Drive and Dartmoor Drive as a 33-foot street section within 50-feet of fight-of-
way with two 11-foot travel lanes and two 4-foot bike lanes with vertical curb, gutter and 5-foot
concrete sidewalk. Parking shall be restricted on both sides of these roadways, as proposed.
Tuscany Lakes.mm
Page 12
17.
18.
19.
Unless otherwise approved, the applicant shall be required to construct all public roads within
the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks
within 50-feet of right-of-way. If the sidewalk is outside of the right-of-way, the applicant shall
pro vide an easement.
Construct six stub streets, as proposed.
· South Cosmo Avenue is proposed to stub to the south property line approximately 570-
feet east of South Locust Grove Road.
· South Lucca Avenue is proposed to stub to the north property line approximately 2,400-
feet east of South Locust Grove Road.
· South Pompei Avenue is proposed to stub to the south property line approximately
2,500-feet west of Eagle Road.
· South Tiber Avenue is proposed to stub to the south property line approximately 1,450-
feet west of Eagle Road.
· West San Marino Drive is proposed to sub to the east property line approximately 530-
feet south of the north property line.
· West Sicily Drive is proposed to stub to the east property line approximately ½ of a mile
east of Eagle Road.
Install a sign at the terminus of the roadways stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the
turnaround with District staff.
Construct six knuckles, as proposed.
· West Sicily Drive is proposed to have a knuckle on the north side of the roadway
between South Arno Way and South Pisa Way.
· There is a proposed knuckle at the northwest corner of West Milan Drive and South
Turin Avenue.
· There is a proposed knuckle at the southwest comer of West Mediterranean Drive and
South Turin Drive.
· There is a proposed knuckle at the northwest comer of South Turin Avenue and West
Sicily Drive.
· There is a proposed knuckle at the southwest comer of West Rome Drive and South
Turin Avenue.
· There is a proposed knuckle at the southeast comer of West Milan and South Palermo
Avenue.
If the knuckles propose a traffic island in the knuckle, the applicant shall be required to construct
the traffic island in the knuckle with a minimum of 4-feet wide with a minimum area of 100-square
feet and designed to safely channel traffic. The roadway around the traffic island shall maintain a
minimum of a 29-foot street section. The design shall be reviewed and approved by ACHD's
Planning and Development staff.
Tuscany Lakes.cram
Page 13
20.
Construct an ACHD approved turnaround at the end of West Genova Court, West Calabria
Court, West Calabria Drive, West Mediterranean Court and South Crete Way. Submit a design
of the turnaround for review and approval by District staff.
21.
The turnarounds shall be constructed to provide a minimum turning radius of 45-feet and
provide a minimum ora 29-foot street section on either side of any center islands within the
tttrnarounds. Any medians shall be constructed a minimum of 4,feet wide to total a minimum of
a 100-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the
median.
22.
Construct a non-circular tumarotmd at the west end of West Falcon Drive, as proposed. Submit
a design of the turnaround for review and approval by District staff.
23.
Any proposed landscape islands/medians within the public right,of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat.
24.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
25. Any existing irrigation facilities shall be relocated outside of the right-of-way.
26.
All utility relocation costs associated with improving street fxontages abutting the site shall be
borne by the developer.
27.
Other than the three public streets specifically approved with this application, direct lot or parcel
access to Locust Grove Road or Victory Road is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
Standard Requirements:
A request for modification, variance or waiver of any requirement or policy outlined herein shall
be made in writing to the ACHD Planning and Development Supervisor. The request shall
specifically identify each requirement to be reconsidered and include a written explanation of
why such a requirement would result in a substantial hardship or inequity. The written request
shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACHD
Commission action. Those items shall be rescheduled for discussion with the Commission on
the next available meeting agenda.
Requests submitted to the District al~er 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
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
Tuscany Lakes.mm
Page 14
for a reconsideration of an action previously requested to be reconsidered, an action whose
provisions have been partly and materially carded out, or an action that has created a contractual
relationship with third parties.
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 aH Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone
to a certain time.
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.
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.
Co
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.
do
At the meeting where the originbl 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.
e. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
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 aH
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify aH improvement plans.
Tuscany Lakes.emm
Page 15
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.
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.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. 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 ofconstmction~
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 t~om the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless a waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
Conclusion of Law:
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by:
Commission Action:
Planning and Development Staff
May & 2002
Tuscany Lakes.mm
Page 16
Meridian Fire Depamuent
Joseph Silva
Deputy Chief
Meridian Fire Department
540 E. Franklin Rd.
Meridian, Id 83642
888-1234
March 21, 2002
TO:
FROM:
SUBJECT:
Meridian Planning & Zoning Commission~
Joseph Silva, Deputy Chief, Fire Prevention ~
Tuscany Lakes Subdivision File # CLIP 02-ff06
lVlAR 2 2
City Of Meridis
City Clerk
The f°llowing will be the requirements and/or concerns to provide minimum levels of fire protection for
the: proposed project:
! ;:::: One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for a
duration of 2:hours to service the entire project. Fire hydrants shall be placed an average of 400' apart.
1997 UFC Appendix III-A
Operational fire hydrants and temporary or permanent street signs are required before
Comb~fible construction begins. UFC 901.4.2 & 901.3
3.:: :: Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
5. All radii shall be 28' inside and 48' outside radius for all intemal roads.
6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per
section 1103.2.4 of the Uniform Fire Code.
7. The roadways shall be built to Ada County Highway Standards with a minimum street width of
37'. UFC 902.2.1
8. The proposed 353-1ot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 1,023 residents at build out. According to a report completed by Fire &
Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000.
March 21, 2002
Page 2
9. The proposed project lies outside the five-minute response zone goal. Achievement of this
goal is subject to budgetary constraints and is intended to enhance the probability of a favorable
outcome on a request for Basic Life Support. The budget constraints are typically 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.
10. 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 a mm around.
DISTRICT HEALT .H.D. EPARTMENT
CENTRAL
Environmental Health D,v,s,on
Rezone #
Conditional Use #
Preliminary / Final / Short Plat
ItF EIVED
Return to:
O Boise
CI Eagle
CI Garden City
~__~eridian
O Kuna
O ACZ
O Star
I~ 1. We have No Objections to this Proposal.
NAR 2'9 2002
[~3.
05.
06.
We recommend Denial of this Proposal. City of Meridian
City Clerk Offic®
Speci~ knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
[3 high seasonal ground water [3 waste Ilow characteristics
[3 or bedrock from original grade [3 other
This office will require a study to assess the impact of nutrients and pathogens to reCeiving ground waters and/or
surface waters.
10.
1.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After writt~l~approval from appropriate entities are submitted, we can approve this proposal for:
/43-~entral sewage[3 community sewage system[3 community water well
[3 interim sewage fl[/'"central water
rq individual sewage ' [3' individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health:& Welfare,
Division of_ En~ronmental Quality: :
~/~,entral sewage ~ .community sewage system [3 community water
~ sewage dry lines ,~,r..central water
Run-off is not to create a mosquito breeding problem.
This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
CI12.
1~13.
If restroom facilities ara to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
We will require plans be submitted for a plan review for any:
[3 food establishment [3 swimming pools or spas
[3 beverage establishment0 grocery store
Reviewed By:
child care center
Date: ..~ 1~2~ ~'-~2~.
Review Sheet
CENTRAL
DISTRICT
DEPARTMENT
MAIN OFFICE , 707 N. ARMSTRONG PL. , BOISE, ID 83704-0825 * (208) 375-5211 , FAX 327-8500
To prevent attd treat disease and disability; to protnote healthy lifestyles; and to protect attd protnote the health attd qaality of our environ.tent.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated through a grassy swale
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 Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada / Boise County Office
707 N. Armsrong PI.
Boise. ID 83704
Enviro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
Ada-WIC Satellite Office Elmore County Office
1606 Robert St. 520 E. 8th Street N.
Boise, tD 83705 Mountain Home, ID 83647
Ph. 334-3355 Enviro. Health: 587-9225
FAX: 334-3355 Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley Counly Office
703 N. 1st Street
P.O. Box 1448
McCall, ID. 83638
Ph. 634~7194
FAX: 634-2174
RECEIVED
APR - 3 2002
City of Meridian
City Clerk Offie~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
April 1, 2002
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
'Will Berg, City Clerk
33 E~ Idaho
Meridian, ID 83642
Re: CUP 02-006 Conditional Use permit for proposed Tuscany Lakes Subdivision
Dear Commissioners:
The Nampa & Meridian Irrigation District requires that a Land Use Change/Site
application be filed. Please contact Ms. Donna Moore, Asst. Secretary/Treasurer at the
District's main office at 466-7861.
All laterals and waste ways must be protected and all municipal surface drainage must be
retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation
District must review drainage plans. 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.
Sincerely,
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH: din-
Cc~
File- Shop
File - Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
RECEIVED
APR ! 8 2OO2
City of Meridian '
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
1u April 2002
Kent Brown
Briggs Engineering, Inc.
1800 W. Ovedand Road
Boise, ID 83705
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
..... RE:__ LancLUse:Change Application - Tuscany Lakes Subdivision .........
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.
Sincerely,
Donna N. Moore, Asst. Secreta~/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
CC. File .-
~;..::::-, .Water Supenntendent .__..:
:, ~11 Be~, C,ty' Clerk, Cityzo~'Meridia,..
: Gem Pa~ H Padne~P~Box ~¢~eridian;
- ,-~- ' APPROXI~TE IRRIGA~ ACRES
'~ ~V[~ ~[OW ~HYS - ~,~
~O~S[ ~0~ ~GHY~ - ~0,000
Tara Green
From: Dave McKinnon [mckinnod~ci.meridian.id.us]
Sent: Thursday, May 02, 2002 4:08 PM
To: 'Brad Hawkins-Clark'; greent(~ci.meddian.id.us; 'Sharon Smith'; William G. E
Subject: police dept comments for tuscanny lakes for 5-2-02 meeting
----Original Message---
From: Bill Musser [mailto:musserbOci.meridian.id.us]
Sent: Thursday, May 02, 2002 4:03 PM
To: 'Dave McKinnon'
Subject: Proposed Development Southwest of Victory/Eagle
0 2 2002
City Of Mericha,~
Ciiy Clerk O~c~
Dave,
I have pulled together some collision information regarding the proposed development slated
for the area southwest of Victory and Eagle Rds. The current year to date (Jan to Apr 2002)
collision count for the Eagle Road corridor is 51 reported collisions. The total can be broken
into a total of 35 property damage only collisions and a total of 16 collisions that resulted in an
injury. Additionally, at the intersection of Victory and $. Brandys Jewel Way we have had two
(2) collisions; one property damage and one injury. This area is related as it will have some
impact on the commuter traffic the proposed development will generate. A tie to the existing
intersection of Victory and Brandy's Jewel should be avoided if this proposed development
should go through, as it is a problem from only one side of the current roadway now. A full
intersection on the slope of the hillock where it is located will just make things worse.
The primary area of concern to the police department is the constant expansion of traffic on
roadways that were originally designed as rural county highways. As I noted in my review of
the E! Dorado proposal (see attachment) traffic congestion has become a primary concern for
this department and the rapid growth without the appropriate roadway infrastructure in place
before development takes place is a hazard to the motoring public already using the roadways.
This type of public safety hazard is contrary to the conditions noted in 11-17-3 Meridian City
Ordinance. It is contrary to item F as the development will create additional public costs for
police and fire services, as well as the Ada County Highway District. Additionally, under item
D the proposal should not create any hazardous situation. While this development does not
necessarily create the existing hazardous problems with the inadequate roadways it will
certainly exacerbate it.
As evidence to the point of exacerbating the current problem I quote from the traffic impact
study done for PP 01-020 Preliminary Plat Request for the Proposed E! Dorado Business
Campus (11/29/01):
Eagle Road and Victory Road
The intersection of Eagle Road and Victory Road is significantly impacted by the
development [El Dorado]. This intersection will require improvements to
5/2/2002
accommodate traffic ~enerated b tkis site.
The same traffic impact study goes on to note a number of items regarding the Eagle Road
corridor and even some on Overland Road. AH of these have an impact on the proposed
development for the southwest area of Victory and Eagle Roads, and over at Victory and
Hwy 69 (Meridian Rd.) too. If one traffic impact study has recognized the impact of a
development approximately a mile away will have at Victory and Eagle, imagine what the
additional impact of traffic from the current developments in the area coupled with the
proposed one will do to the issue of traffic accommodation.
The proposed development will also stretch current and even proposed police services. At
this time the police department has no dedicated traffic services. A proposal has been
submitted for such, but it has not yet been approved. Further, general patrol services will be
have to be stretched to the south to cover the additional square mile area impacted by this
development. Response times may exceed 5 minutes given our limited patrOl resources
currently available. Response times into the area will also be impacted by the inadequate
roads carrying the increased traffic expected in the area with this proposed development and
others approved in the same general area.
The police department recommends, at a minimum, postponing this proposed development
if at all possible for at least a year. A denial of the project would be requested, if possible,
until the roadway situation could be f'txed. These requests are based on the above listed
public safety needs that we feel have not yet been adequately addressed and to wit the
continued growth has only continued to aggravate.
Capt. Wm (Bill) Musser
5/2/2002
Allen & Sandra Malaise
3580 S. Locust Grove
Meridian, ID 83642
May 02, 2002
RECEIVED
MAY U 2 2002
City Of Meridian
City Clerk Office
Meridian Planning & Zoning Commissioners
33 E. Idaho Avenue
Meridian, Idaho 83642
Dear Commissioners,
We are writing in regard to the subdivision being proposed on South
Locust Grove, titled Tuscany Lakes. We know that a sub-division is
inevitable for this parcel, but our concerns are the additional traffic
problem to foresee. Eagle and Overland road are busy by-ways getting
to and from Meridian. People are frustrated already, without adding
additional cars from this proposed sub-division.
We would hope you would see the problem, and wait until the major
streets are finished through ACHD, like the Locust Grove overpass, and
widening of Overland, before adding more congestion. It seems
Meridian is growing faster than the streets will allow.
Thank you for taking your time to read this.
Sin):qrely~ ~
~Allen &~/~Sandra~a"~"~V~a~°'~-~°M~latse '
3580 S. Locust Grove
Meridian, ID 83642
Meridian
Memo
From:
Date:
CC;:
Planning & Zoning Commission
Tom Kuntz
May 01, 2002
City Clerk & Planning & Zoning Staff
RECEIVED
M~Y - !2002
CITY OF MERIDIAN
CITY CLERK OFFICE
RE: PP 02-006 - Preliminary Plat Approval for Proposed Tuscany Lakes Subdivision.
The Parks and Recreation staff has received and reviewed the above-proposed project and would like
to add the following recommendations.
The Parks and Recreation Comprehensive Action Plan recommends a 20-Acm Park in the 1-mile
section adjacent to South Eagle Road. The park should be located in Phase 1 of Tuscany East and
fronted on two (2) sides with streets.
Staff would recommend that the 20-acre site be secured in exchange for impact fees from all Phases of
Tuscany Lakes, Tuscany Hills, and Tuscany East.
Far West L.L.C. was aware of the 20 acre park designation through discussions with the Parks and
Recreation Department over one (1) year ago.
· Page I
Apd130, 2002
Meridian Planning & Zoning Commission
33 East Idaho
Meridian, Idaho 83642
-oz-o2_
RECEIVED
MAY - 1 2002
CITY OF MERIDIAN
CITY CLERK OFFICE
Re: Considering the application of Gem Park II Partnership for annexation & zoning of the proposed
Tuscany Lakes Subdivision.
Dear Council Member,
Due to a prior engagement we are unable to attend the scheduled meeting of May 2, 2002.
Although we cannot be present for this meeting we would like to address several concerns
we have regarding this proposal.
Like our neighbors, our home bordering this proposed subdivision includes several acres.
Unfortunately, our home is located on the south end of our property and in close proximity
to the Tuscany Lakes Subdivision property line. We feel it is insensitive and inconsiderate
for the developer to propose such a high density plan along our property line. They are making
no efforts to blend with the existing country lifestyle we all chedsh.
Although we are not experts on property values, we know how we will feel about our own home.
if this subdMsion is approved, we feel our property will be less valuable and less marketable. We
can only assume this would be reflected in the market value when we choose to sell our home.
High density bdngs increased traffic in what is now a "rural" area country environment. Children
will be transported to and from schools by parents or school busses. This also will bdng increased
noise pollution and congestion.
We are also concerned about the children and pet's this subdivision would obviously
bdng and their close proximity to open areas with livestock and other hazards, for example,
the pond we have in the SW comer of our property.
· We are not ignorant to the fact that there will inevitably be homes on this property. We are
hoping they will take into consideration how it will affect us and our neighbors.
Solutions:
Change the plan to increase all the bordering lots to 3-5 acre parcels that will blend with the
existing area. Also include an increased setback of approx. 120' or more from property lines. We
discussed this suggestion with Greg Johnson, the developer representative. He first indicated the
county would not allow this and when that was challenged, he admitted they "don't want to".
If high density is necessary to make these developers more profitable.., let it phase into the
center of the subdivision... Preferably, near the proposed Elementary school.
Please give careful consideration to these issues.
Respectfully,
Doug and Creta Webb
1975 E. Victory Rd.
Meridian, Idaho 83642
846-8310
Meridian Fire Depar ent
Aph130,2002
TO:
FROM:
SUBJECT:
Meridian Planning & Zoning Commission0
Joseph Silva, Deputy Chief, Fire Prevention~
Tuscany Lakes Subdivision File # PP 02-005 Addendum Comments
Joseph Silva
D~uty Chief
Meridian Fire l~rtment
540 E. Franklin Rd.
Meridian, Id 83642
(208) 888-1234
~.a~ (208) 89S:0390
APR30 2OO2
The following will bc ~he requirements and/or concerns to provide minimum levels of fire protection for
thc proposed l~oject:
1. The proposed school site will requi~e a fire-flow of 2,500 gallons per n~tmte based on historical
experience of other similar projects. The fu'e-flow shall be available for duration of 2 horn's at a residual
pressure of 20 psi. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A
05'-0
PUBLIC HEARING
SIGN-UP SHEET
DATE
2-May-02
PROJECT NUMBER
CUP 02-006
PROJECT NAME
Tuscany Lakes Subdivision
NAME
FOR
AGAINST
HAY - 2 2002
CITY OF MEI{IDIAN