HomeMy WebLinkAboutVerona Subdivision AZ 03-005BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION &
ZONING OF 61.33 ACRES TO R-8
ZONE FOR VERONA
SUBDIVISION
PRIMELAND DEVELOPMENT,
L,LP,
Applicant
Case No. AZ-03-005
RECOMMENDATION TO CITY
COUNCIL
RECEIVED
) APR 1 8 2003
City Of Meridian
City Clerk Office
The property is approximately 61.33 acres in size and is generally located on the
north-west corner of W. McMillan Rd. and N. Ten Mile Rd., Meridian. The
property is designated as Medium Density Residential.
2. The owner(s) of record of the subject property are E. L. & Shirley Bews, 5204 N.
Sorrento Circle, Boise, Idaho 83704.
3. Applicant is 1'rirneland Development, LLP, 660 E. Franklin Rd., Suite 1 IQ
Meridian, Idaho 83642.
4. The subject property is currently zoned RUT (Ada County) and C-G (General
Retail and Service Commercial) and consists of vacant land.
5. The Applicant requests the property be zoned as R-8 (Medium Density
Residential}.
6. The subject property is bordered to the north by a future City park (Lochsa Falls
Subdivision, zoned R-4), to the south by Bridgetower Subdivision (zoned R-4 &
C-G), to the east by Lochsa Falls Subdivision (zoned R-4), and to the west by
rural residential properties (zoned RUT, Ada County).
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:
Planned Development consisting of 146 detached single-family homes, 20
townhomes, 6 office lots, and 16 open space lots, including addition to
Community Park.
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10. The Applicant requests zoning of the subject real property as R-8 which is
consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Medium Density Residential.
11. There are no significant or scenic features of major importance that affect the
consideration of this application.
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:
A. Adopt the Recommendations of the Meridian Planning & Zoning Department as
follows:
ANEXATION AND ZONING CONDTIONS OF APPROVAL
1. Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance 9-1-4, when
services are available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape imgation.
2. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the pazcel 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.
3. A Developmem Agreement shall be entered into between the Developer
and the City of Meridian that will require, among other conditions, that all future
office/church uses obtain conditional use permit approval prior to development
and the timing of park improvements such as landscaping sprinklers, parking lot
construction and pathway construction.
B. Adopt the Recommendations of the ACRD as follows:
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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 Atile 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 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 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
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.
?. Construct West Carrara Drive as a 40-foot street section with vertical curb,
gutter and 5-foot concrete sidewalk within 54-feet of right-of--way.
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8. Construct the internal roadways as 33-foot street sections with curb, gutter
and S-foot-attached sidewalks within SO-feet ofright-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 4S-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
1 S. Construct a driveway on the east side of East Carrara Drive approximately
3S0-feet north of McMillan Road, as proposed
16. Construct a driveway on the east side of East Carrara Drive approximately
7S0-feet north of McMillan Road, as proposed.
17. Construct a driveway on the north side of East Can•ara 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.
19. Construct a driveway on the north side of East Carrara Drive
approximately S00-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 1 S-foot
radii abutting the existing roadway edge.
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21. Constmct 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. Constrnct 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 le8-turn lane at the intersection of Carrara Drive
and McMillan Road. Coordinate the design of the turn lane with District staff.
24. Constmct 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 ACHD that outlines right-of-
way acquisition, costs, timing and payment; and shall also include an agreement
that this developmern 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 share 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.
4. Utility street cuts in pavemern 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 ACRD Ordinances unless
RECOMII~NDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION & ZONING FOR
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specifically waived herein. An engineer registered in the State of Idaho shall
prepare 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 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 applicant at no cost to ACHD. The applicarn 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) aze
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 Courny 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 irnerest 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.
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 duration of 2 hours to service the emire project. Fire hydrants shall
be placed an average of 400' apart. 1997 UFC Appendix III-A
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2. Commercial and office occupancies will require afire-flow consistern with
the Uniform Fire Code to service the proposed project. Fire hydrarns shall be placed
an average of 400' apart. 1997 UFC Appendix III-A
3. The fire dpartmem 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.
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
Department thru the City Engineering Department.
6. All roads shall haue a turning radius of 28' inside and 48' outside.
7. All access roads within the project shall have a cleaz driving surface with a
minimum
width of 20' auaiIable 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 hydrams 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 tum 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 residents per
household would have a total estimated population of 504 residems 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 Departmern call volume.
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