HomeMy WebLinkAboutVerona Subdivision PP 03-003BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR VERONA SUBDIVISION
PRIMELAND DEVELOPMENT,
LLP,
Applicant
Case No. PP-03-003
RECOMMENDATION TO CITY
°°~~' RECENED
) APR 1 8 2Q03
City Of Meridian
City Clerk Office
The property is approximately 61.69 acres in size and is generally located on the
north-east corner of W. McMillan Rd. and N. Ten Mile Rd.
2. The owners} 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 of R-8 is defined within the City of Meridian Zoning and Development
Ordinance Section 11-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner:
Planned Development consisting of 146 detached single-family homes, 20 town
homes, 6 office lots, and, 16 open space lots, including the addition to
Community Park.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOIvnVIENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDIVISION BY PR1ME[,AND DEVELOPMENT, LLP - PP-03-003 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
applicant for the property described in the application, subject to the following:
1. The revised Preliminary plat dated 4/3/03 is approved as submitted and
replaces the previously submitted plat.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC CONDITIONS OF APPROVAL / P1tEi IlyyIINARy pLAT
1. Sanitary sewer and water service to this site shall be via main line
extensions from mains being installed as part of the Lochsa Falls project. The
applicant will be responsible for constructing the sewer and water mains to and
through this proposed development, thereby making them available to adjacent
properties. The subdivision designer is responsible for coordinating main sizing
and routing with the Public Works Department. This development shall be
subject to latecomer fees, to reimburse those responsible for bringing sanitary
sewer and water service to the area, when and if the Latecomers Fee Agreement is
established. Latecomer's fees shall be due and payable prior to signature on the
final plat for each phase.
2. The applicant has indicated that a pressurized irrigation system will be
provided within this development, but has not indicated who will own and
maintain the system. If 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, and a draft copy of
the pressurized irrigation system O&M manual must be submitted prior to plan
approval, and be the applicarn shall be subject to in•igation plan review fees.
Please revise the plat to show how the system is going to be served (i.e.
connection to an existing system, or independent pumping facilities) Underground
ear-ro pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. Applicarn shall be required to utilize
any existing surface or well water for the primary source. If a surface or well
source is not available, a single-point connection to the culinary water system
shall be required. If a single-poirn connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to
RECOMNff?NDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDMSION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 2
signature on the final plat by the Meridian City Engineer.
3. A detailed fencing plan shall be submitted upon application of the final
plat. A solid fence shall be required around the perimeter of the subdivision unless
the City agrees in writing that such a fence is not required.
4. A detailed landscape plan shall be submitted with the final plat
application. The revised detailed landscape plan shall include a 20' landscape
buffer between all residential uses bordering the office use on Lot 24, Block 1.
Landscaping within the McMillan Lateral Easement shall be in compliance with
MCC 12-13 and in compliance with the requirements of the Settlers Irrigation
District (if applicable). If landscaping cannot be accommodated within the
easemem and in accordance with MCC12-13, the applicant will need to request a
variance from the MCC or revise the landscaping and location of the McMillan
Lateral.
5. Please revise the preliminary plat map to show all lot dimensions on the
comer lots within the subdivision.
6. The applicant shall be responsible to show or indicate how all existing
irrigation/drainage ditches are to be treated. All irrigation ditches, laterals or
canals, exclusive of natural waterways, intersecting, crossing or lying adjacent
and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will
need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can't be obtained,
plans will be reviewed and approved by the Meridian City Engineer prior to final
plat signature. All easements shall be graphically depicted on the preliminary plat.
7. Detached sidewalks shall be required along the entire subdivision
frontages of Ten Mile and McMillan Road and adjacent to the designated
collector roadways (W. Carrara Drive and W. Bellagio Drive).
8. Extend Lot 21, Block 5, or create a new common area lot from it's
terminus to the edge of Lot 57, Block 5 for the conveyance of sanitary sewer.
Add a note granting a blanket easement to the City of Meridian across any lot
which sanitary sewer mains cross.
9. Please add plat notes as follows
•Add a note to the plat requiring any re-subdivision of this plat to be in
compliance with the most recently approved subdivision standards of the City of
Meridian.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 3
•Add a note to the plat that restricts fencing adjacent to the pathways
within the subdivision to no greater than four feet in height if solid sight-
obscuring material is used for fence construction.
•Add a note to the plat that states the ownership and maintenance
responsibilities of the pressurized irrigation system within the development.
•Add a note to the plat regarding the ownership and maintenance of the
common lots within the subdivision.
•Add a note prohibiting direct lot access to Ten Mile or McMillan Road,
unless approved by ACRD and the City of Meridian.
•Add a "right to farm" note to the plat.
10. Ten (10) copies of a revised plat shall be submitted to the City Clerk's
Office at least ten days prior to the next public hearing for this plat. The revised
plat shall also include a phasing plan for the proposed subdivision, unless the
applicant intends to construct the development in one phase.
11. Phasing for the overall project may be modified by staff level approval,
provided written explanation of phasing changes are provided by the applicant
and final plat approval request of said phases are contiguous to previously
approved phases.
GENERAL COMMENTS
1. Please submit a copy of the Ada County Street Name Conunittee's
approval letter for the subdivision name, and the lot and block numbering. Make
any corrections necessary to conform.
2. Coordinate fire hydrant placemem with the City of Meridian Public Works
Department.
3. A letter of credit or cash surety in the amount of 110% will be required for
all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat:
4. All pathways within the proposed subdivision shall be designed in
accordance with MCC 12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the landscape ordinance
shall be submitted for the subdivision with the final plat application, the landscape
plan shall include the location and design of any proposed playground equipment.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDIVISION BY PR1IvIEI,AND DEVELOPMENT, LLP - PP-03-003 -Page 4
6. Sidewalks within the proposed subdivision shall be built in accordance
with MCC12-13-10-8.
7. 250 and 100-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Departmern. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections
and/or fire hydrants. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior
commencing installations.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the azea being
subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owner's), with written approval or non-approval submitted to
the Public Works Department. If lateral users association approval can't be
obtained, plans will be reviewed and approved by the Meridian City Engineer
prior to final plat signature.
9. Please submit up to date groundwater/soils monitoring data to the Public
Works Department for review. Any drainage areas (detention/retention basins)
must be designed to ensure that water is retained only during 100-year storm
events, and for a period of time not to exceed 24 hours. Side slopes within
drainage azeas shall not exceed 3:1.
10. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper
inches of trees that were removed. Required landscaping trees will not be
considered as replacement trees for those trees that have to be removed.
11. Developer shall coordinate mailbox locations with the Meridian Post
Office.
12. Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service per City Ordinance Section 9-1-4
and 9-4-8. Wells may be used for non-domestic purposes such as landscape
irrigation.
13. Compaction test results must be submitted to the Meridian Building
Department for all building pads receiving engineered backfill, where footing
would sit atop fill material.
RECOIvIMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIIvIIIVARY PLAT FOR
VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 5
14. Applicant's engineer will be required to submit a signed, stamped
statement certifying that all street finish centerline elevations are set a minimum
of three feet above the highest established normal groundwater elevation.
C. Adopt the Recommendations of ACRD 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 ofright-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.
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 centerline
of the right-of--way.
b. Do not dedicate additional right-of--way, but constmct 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 Carrara Drive), to intersect with McMillan Road approximately 970-
feet-east of Ten Mile Road, as proposed.
4. Construct a main entrance, Carrara 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
RECOIvIMENDATION TO CITY COUNCII. OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 6
asphalt pathway on the north side of the roadway within 50-feet ofright-of--way
with no front on housing, as proposed. Provide the District with an easement for
the sidewalk that will extend outside of the right-of--way. Direct access and
parking is prohibited on West Bellagio Drive.
7. Construct West Carrara 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.
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 Carrara Drive
approximately 180-feet east of Ten Mile Road, as proposed.
18. Construct a driveway on the north side of East Carrara Drive
approximately 340-feet east of Ten Mile Road, as proposed.
RECOMMENDATION TO CITY COUNCII, OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 7
19. Construct a driveway on the north side of East Carrara Drive
approximately 500-feet east of Ten Mile Road, as proposed.
20. Pave the driveways their full width and at least 30-feet into 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 tum lane with District staff.
23. Construct an eastbound left-turn lane at the intersection of Cazraza Drive
and McMillan Road. Coordinate the design of the tum lane with District staff.
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 ACRD 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 all Standard Conditions of Approval
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
2. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may
be damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 8
4. 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.
5. All design and construction shall be in accordance with the Ada County
Highway District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepaze and certify all improvemern plans.
6. The applicant shall submit revised plans for staff approval, prior to
issuance of building permit (or other required permits), which incorporates any
required design changes.
7. Construction, use and property developmern 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 aze 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 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 of construction.
10. No change in the terms and conditions of this approval shall be valid
unless they are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is
the subject of this application, shall require the applicant to comply with all Hales,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 9
D. Adopt the Meridian Fire Department Recommendations as follows:
1. One and two family dwellings will require afire-flow of 1,000 gallons per
minute available for duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400' apart. 1997 UFC Appendix III-A
2. Commercial and office occupancies will require afire-flow consistem with
the Uniform Fire Code to service the proposed project. Fire hydrams shall be placed
an average of 400' apart. 1997 UFC Appendix III-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 efficient response by fire and emergency medical service vehicles.
This cost of this installation is to be borne by the developer.
4. Acceptance ofthe water supply for fire protection will be by the Meridian
Water Department.
5. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department thru the City Engineering Department.
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 pazking 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 hydrants and temporary or permanent street signs aze required
before combustible construction begins. UFC 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 azound.
10. A minimum of two poirns 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 residents 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 Departmem call volume.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDIVISION BY PRIIvIEI,AND DEVELOPMENT, LLP - PP-03-003 -Page 10
E. Adopt the Recommendation of Settlers' Imgation 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 agreemem will need to be signed and recorded prior to
construction of any S.I.D. facilities.
3. 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 developmem 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.
F. Adopt the Recommendations of the Central District Health Department 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 prevent 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 stormwater managemern system that prevents groundwater and
surface water degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
VERONA SUBDMSION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 11
RECOMNTt?NDATION TO CITY COUNCII. OF APPROVAL OF PRELIIVIINARY PLAT FOR
VERONA SUBDIVISION BY PRIMELAND DEVELOPMENT, LLP - PP-03-003 -Page 12