HomeMy WebLinkAboutVerona Subdivision CUP 03-007BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. CUP-03-007
REQUEST FOR CONDITIONAL )
USE PERMIT FOR A PLANNED ) RECOMMENDATION TO CITY
DEVELOPMENT FOR VERONA ) COUNCII.
SUBDIVISION IN AN R-s ZONE , RECEIVED
PRIMELAND DEVELOPMENT,
) APR i 8 2003
Applicant City Of Meridian
City Clerk Office
1. The property is located on the north-east comer of N. Ten Mile Rd. and W. McMillan
Rd., Meridian.
2. The owne(s) of record of the subject property are E. L. and Shirley Bews, 5204 N.
Sorrento Circle, Boise, Idaho 83704.
3. Applicant is Primeland Development, LLP, 660 E. Franklin Rd., Suite 110, Meridian,
Idaho 83642.
4. The subject property is currently zoned RUT (Ada County) and C-G (General Retail and
Service Commercial). There is, however, an application for annexation and zoning to
R-8 (Medium Density Residential) before the City Council. The zoning district of R-8 is
defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5. The Applicant requests the Conditional Use Permit for a Planned Development in an R-8
zone. The R-8 zoning designation within the City of Meridian Zoning and Development
Ordinance requires a Conditional Use Permit be obtained for most uses including those
requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section
11-8-1).
6. The Meridian Planning and Zoning Commission recognize that the proposed application
is in compliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
8. The Meridian Planning and Zoning Commission recognizes the concerns of Bill Clark
and the existence of the adjacent commercial development.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDTfIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT LLP -
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RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommend to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC CONDITIONS OF APPROVAL (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the preliminary plat as a condition
of the Conditional Use Permit.
2. All development shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
3. Anew detailed Conditional Use Permit will be required prior to development of
any of the office/church uses within Verona Subdivision.
4. Construction of the proposed multi-use pathway and landscaping of the parkway
between the multi-use pathway and W. Bellagio and W. Malta Drive shall be completed
prior to occupancy of homes constructed in the first phase of the proposed development.
5. Fencing adjacent to micro-paths shall be limited to 4 feet in height if solid fencing
material is used, with the allowance for an additional 2 feet of lattice work to be placed
on top of the solid fence.
6. A planned sign program shall be required for the commercial portions of the
property.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 38-feet ofright-of--way from the centerline of Ten Mile Road (an
additional 13-feet of right-of--way) and place the sidewalk within an easement on the
proposed common lot (a minimum of 41-feet from centerline, as proposed. If the
applicant wishes to consider other options for the right-of--way and construction of
sidewalk on Ten Mile Road, the applicant may select one of the options found in Finding
for Consideration #2.
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2. The applicant shall do one of the following:
a. Dedicate by donation an additional 10-feet ofright-of--way along
McMillan Road, and construct a minimum 5-foot wide concrete sidewalk along
McMillan Road, located a minimum of 28-feet from the cernerline of the right-of-
way.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot
wide concrete sidewalk along McMillan Road, located a minimum of 28-feet
from the centerline of the right-of--way, in an easement provided to the District.
c. Do not dedicate additional right-of--way, but construct a minimum 5-foot
wide concrete sidewalk along McMillan Road, located at the back edge of the
existing right-of--way. Accomplish all necessary adjustments to properly
accommodate existing drainage and utilities.
3. Construct a main entrance, Desert Breeze Avenue (identified on the site plan as
West Carraza Drive), to intersect with McMillan Road approximately 970-feet-east of
Ten Mile Road, as proposed.
4. Construct a main entrance, Carraza Drive, to intersect Ten Mile Road
approximately 850-feet north of McMillan Road, as proposed.
5. Construct a main entrance, West Bellagio Drive, to intersect Ten Mile Road
approximately 140-feet south of the north property line, as proposed.
6. Construct Bellagio Drive as a 36-foot street section with curb, gutter and 5-foot
concrete sidewalk on the south side of the roadway and a 10-foot detached asphalt
pathway on the north side of the roadway within 50-feet ofright-of--way with no fronton
housing, as proposed. Provide the District with an easement for the sidewalk that will
extend outside of the right-of--way. Direct access and pazking is prohibited on West
Bellagio Drive.
7. Construct West Carraza Drive as a 40-foot street section with vertical curb, gutter
and 5-foot concrete sidewalk within 54-feet ofright-of--way.
8. Construct the internal roadways as 33-foot street sections with curb, gutter and 5-
foot-attached sidewalks within 50-feet of right-of--way, as proposed. Provide the District
with documentation showing that the appropriate fire department has reviewed and
approved this street section.
9. Extend San Marino Street from the east property line approximately 1,260-feet
north of McMillan Road, as proposed.
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10. Extend West Cosenza Street from the east property line approximately 710-feet
south of the north property line, as proposed
11. Extend West Malta Drive from the east property line approximately 125-feet
south of the north property line, as proposed.
12. Construct one cul-de-sac turnaround within the subdivision, as proposed. Provide
a minimum turning radius of 45-feet.
13. Construct islands within West Carrara Drive and Belagio Drive, as proposed.
Provide a minimum 21-foot street section (measured back-of-curb to back-of-curb). 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.
14. Construct a driveway on the west side of East Carrara Drive approximately 230-
feet north of McMillan Road, as proposed
15. Construct a driveway on the east side of East Carrara Drive approximately 350-
feet north of McMillan Road, as proposed
16. Construct a driveway on the east side of East Carrara Drive approximately 750-
feet north of McMillan Road, as proposed.
17. Construct a driveway on the north side of East Casaza Drive approximately 180-
feet east of Ten Mile Road, as proposed.
18. Constrrct a driveway on the north side of East Can•aza Drive approximately 340-
feet east of Ten Mile Road, as proposed.
19. Construct a driveway on the north side of East Carraza Drive approximately 500-
feet east of Ten Mile Road, as proposed.
20. Pave the driveways their full width and at least 30-feet imo the site beyond the
edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting
the existing roadway edge.
21. Construct a southbound turn lane at the intersection of Bellagio Drive and Ten
Mile Road. Coordinate the design of the turn lane with District staff.
22. Construct a southbound turn lane at the intersection of Carrara Drive and Ten
Mile Road. Coordinate the design of the turn lane with District staff.
23. Construct an eastbound left-turn lane at the intersection of Carrara Drive and
McMillan Road. Coordinate the design of the turn lane with District staff
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24. Construct a westbound right-turn lane at the intersection of Carrara Drive and
McMillan Road. Coordinate the design of the turn lane with District staff.
25. Enter into a development agreement with AGHD that outlines right-of--way
acquisition, costs, timing and payment; and shall also include an agreement that this
development shall be subject to any extraordinary impact fee, LID or other funding
source established by the District to improve the surrounding roadways; or shall be
subject to the development's proportionate shaze of surrounding roadway improvements
as established by the applicant's traffic impact study.
26. Other than the access points specifically approved with this application, direct lot
access to West Bellagio Drive, Ten Mile Road and West McMillan Road is prohibited.
Notes of this shall be noted on the final plat.
27. Comply with ail Standazd Conditions of Approval.
Standard Conditions of A royal
Any existing imgation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
3. .Replace any existing damaged curb, gutter and sidewalk and any that maybe
damaged during the construction of the proposed development. Contact Construction
Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old aze not allowed unless
approved in writing by the District. Contact Construction Services at 387-6280 (with file
numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standazds and approved supplements, Construction
Services procedures and all applicable ACHD Ordinances unless specifically waived
herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required design
changes.
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7. Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District approval
for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #197, also known as Ada County Highway District Road
Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the
right-of--way. Existing utilities damaged by the applicant shall be repaired by the
applicarn 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 of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized representative and
an authorized represernative of the Ada County Highway District. The burden shall be
upon the applicant to obtain written confirmation of any change from the Ada County
Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at the
time the applicant or its successors in interest advises the Highway District of its intent to
change the planned use of the subject property unless awaiver/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.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
1. One and two family dwellings will require afire-flow of 1,000 gallons per minute
available for dwation of 2 hours to service the emire project. Fire hydrants shall be placed an
average of 400' apart. 1997 UFC Appendix III-A
2. Commercial and office occupancies will require a fue-flow consistent with the
Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average
of 400' apart. 1997 UFC Appendix DI-A
3. The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a safe and
efficiern response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer.
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4. Acceptance of the water supply for fire protection will be by the Meridian
Water Departmern.
5. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Departmem thru the City Engineering Departmer.
6. All roads shall have a turning radius of 28' inside and 48' outside.
7. All access roads within the project shall have a clear driving surface with a minimum
width of 20' available at all times. Typical street width of 34' will be allowed to
have parking on both sides. The typical collector street with a width of 29' will be required
to have restricted parking to only one side. UFC 902.2.2.1
8. Operational fire hydrarns and temporary or permanent street signs are required before
combustible construction begins. LTFC 901.4.2 & 901.3
9. 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 turn around.
10. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. This may be a concern during the phasing of the project.
UFC 902.2.1
11. The proposed 174-lot subdivision with an estimated 2.9 residerns per household
would have a total estimated population of 504 residents at build out. The 6 office lots and
1 school lot will have an unknown transient population and will have an unknown impact on
Meridian Fire Department call vohame.
D. Adopt the Recommendations of Cemral District Health Departmem as follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to discharge to the
subsurface to prevern impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
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stormwater management system that prevents groundwater and surface water
degradation.
E Adopt the Rewmmendations of Settlers' Irrigation District as follows:
1. That all irrigation/drainage facilities along with their easements be protected and
continue to function as such. The laterals involved are the McMullen, and Hudson #33.
2. A license agreement will need to be signed and recorded prior to construction of
any S.I.D. facilities.
All storm drainage must be retained on-site.
4. Any changes to the existing irrigation system must be approved by Settlers
Irrigation District.
5. The developmern must supply irrigation access to all lots within the above-
mentioned subdivision. If the developer wished to have Settlers Irrigation District own,
operate, and maintain the pressure irrigation system an agreement needs to be in place
prior to the pre-construction meeting.
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PLANNED DEVELOPMI3NT FOR VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT LLP -
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