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HomeMy WebLinkAboutTuscany Lakes AZ 02-005RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR TUSCANY LAKES SUBDIVISION – GEM PARK II PARTNERSHIP - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR ANNEXATION AND ZONING OF 196.20 ACRES FOR PROPOSED TUSCANY LAKES SUBDIVISION GEM PARK II PARTNERSHIP, Applicant ) ) ) ) ) ) ) ) Case No. AZ – 02-005 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 196.20 acres in size and is located west of S. Eagle Road and south of E. Victory Road, Meridian. The property is designated as Tuscany Lakes Subdivision. 2. The owners of record of the subject property are Marty Goldsmith, Walter Simont and Raymond Smith, Jean & Richardson Burnett Family Trust . 3. Applicant is Gem Park II Partnership of Meridian. 4. The subject property is currently zoned RT and consists of agricultural/residential uses. 5. The applicant requests the property be zoned as R-4. 6. The subject property is bordered to the north by city zoned R-4 property and rural/agricultural county zoned RUT property, and rural/agricultural county zoned RUT property to the south, east and west. 7. The property which is the subject of this application is within the Area of Impact of the City of Meridian. 8. The entire parcel of the property is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 9. The Applicant proposes to develop the subject property in the following manner: a planned development including single family lots, a school, and common/landscape lots. 10. The Applicant requests zoning of the subject real property as R-4 which is consistent with the Meridian Comprehensive Plan Generalized Land Use Map which designates the subject property as Single Family Residential. 11. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR TUSCANY LAKES SUBDIVISION – GEM PARK II PARTNERSHIP - Page 2 12. The Planning and Zoning Commission took into consideration the concerns of Doug and Creta Webb of 1975 E. Victory Road, Meridian. RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested annexation and zoning as requested by the applicant for the property described in the application, subject to the following: Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 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 3. The subject property is within the Urban Service Planning Area. Essential City services are available to the subject property, however 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. 4. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per Meridian City Code. Wells may be used for non-domestic purposes such as landscape irrigation. 5. 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). Adopt the Recommendations of the ACHD as follows: Site Specific Requirements: 1. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR TUSCANY LAKES SUBDIVISION – GEM PARK II PARTNERSHIP - Page 3 2. 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. 3. 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. 4. 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. 5. 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. 6. 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. 7. 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 turn lane with District staff. 8. 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. 9. 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 turn lane with District staff. 10. Construct a right-turn 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. 11. Construct a right-turn acceleration lane on Victory Road for the Tuscany Way intersection. Coordinate the design of the deceleration lane with District staff. 12. 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. 13. 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- RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR TUSCANY LAKES SUBDIVISION – GEM PARK II PARTNERSHIP - Page 4 square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the median. 14. 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. 15. 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. 16. Construct Rome Drive and Dartmoor Drive as a 33-foot street section within 50-feet of right-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. 17. 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 provide an easement. 18. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR TUSCANY LAKES SUBDIVISION – GEM PARK II PARTNERSHIP - Page 5 19. 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. 20. 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 corner of West Mediterranean Drive and South Turin Drive.  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. 21. If the developer proposes 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. 22. 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. 23. The turnarounds shall be constructed to provide a minimum turning radius of 45-feet and provide a minimum of a 29-foot street section on either side of any center islands within the turnarounds. 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. 24. Construct a non-circular turnaround at the west end of West Falcon Drive, as proposed. Submit a design of the turnaround for review and approval by District staff. 25. 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. 26. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR TUSCANY LAKES SUBDIVISION – GEM PARK II PARTNERSHIP - Page 6 27. Any existing irrigation facilities shall be relocated outside of the right-of-way. 28. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 29. 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. Adopt the Nampa & Meridian Irrigation District Recommendations as follows: 1. Applicant shall apply for a Land Use Change Application to file with the Irrigation District. Adopt the Meridian Fire Department Recommendations as follows: 1. 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 at approved locations. 2. The proposed school site will require a fire-flow of 2,500 gallons per minute available for duration of 2 hours at a residual pressure of 20 psi. Fire hydrants shall be placed an average of 400’ apart. 3. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 4. Acceptance of water supply for fire protection is contingent upon acceptance of the water system by the City of Meridian. 5. Final approval for fire hydrant location shall be by the Meridian Fire Department. 6. All turning radii shall be a minimum of 28' inside and 48' outside. 7. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 8. The roadways shall be built to Ada County Highway standards. 9. The proposed 353-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 1,023 residents at build out. 10. The proposed project lies outside the five-minute response zone goal. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR TUSCANY LAKES SUBDIVISION – GEM PARK II PARTNERSHIP - Page 7 11. The phasing play may require that any roadway greater than 150’ in length that is not provided with an outlet shall be required to have a turnaround. Adopt the Parks and Recreation staff comments as follows: 1. The Parks and Recreation Comprehensive Action Plan recommends a 20-Acre Park in the 1-mile section adjacent to S. Eagle Road. The park should be located in Phase I of Tuscany East and fronted on two (2) sides with streets.