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HomeMy WebLinkAboutVerona Subdivision AZ 03-005March 31, 2003 AZ 03-005 MERIDIAN PLANNING & ZONING MEETING April 3, 2003 APPLICANT Primeland Development, LLP ITEM No. 1 ~ REQUEST Public Hearing -Request for annexation and zoning of 61.33 acres from RUT and C-G zones to an R-8 zone for proposed Verona Subdivision -northeast comer of West McMillan Road and North Ten Mile Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: ~:PJT(,t/~ ~ IU\n COMMENTS See attached Staff Comments See attached Comments See attached Comments ~~ eorn~uM~i ~~~~~ G~~ Phone: -J (~ Materiels presented at publi2ineeHngs shall become {rropeiiy of the City of Merldlan. MAYOR ROBERT D. CORRIE COUNCII. MEMBERS wII.LIAM L.M. NARY KBrIxBmD TAMMY DE wEERD CxeRR>EMeCANDLBSs RURAL FmE Coc.-mESStoNaRs RICxARn GREHNE TERRY LEIGHTON STEVE FT,LIOTT CITT OF t~3 C~Cerr~i~cn 11 IDAHO CITE KEN W. BOWERS DEPlTI'Y CI-TIFF - FIRfi PREVENTION JosErx SILVA DEPUTY CHIEF - TRAIlJING BRZ JOHNSON 540 Fast Franklin Road Meridian, ID 83642 (208)888-1234 Fax (208) 895A390 MERIDIAN CITY/RURAL FIRE DEPARTMENT March 19, 2003 RECEIVED bIAR 1 9 2003 City Of Meridian City Clerk Office TO: Mayor, City Council and Meridian Planning & Zoning Commission FROM: 7oseph Silva, Deputy Chief, Fire Prevention SUBJECT: Verona Subdivision AZ 03-005, PP 03-003 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: I. 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 consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix >II-A 3. The fire department requests that any future sigoalization installed as the result of the development. of this project be equipped with Opticom Sensors to enswe 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 of the 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 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 hydrants and temporary or permanent street signs are 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. iJFC 902.2.1 11. The proposed 1741ot subdivision with an estimated 2.9 residents per household would have a total estimated population of 50~ residents at build out. The b office lots and 1 school lot witl have an unilmown transient population and will have an unknown impact on Meridian Fire Department call volume. ""~`4 ~~~~~`` Ada Coun Hi hwa District ~ tY g Y Sherry R. Huber, Susan 5. Eastlake, 1st Vice President Garden City ID 83714-6499 Dave Bivens, 2nd Vice President Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-6391 John S. Franden, Commissioner E-mail: tellus@ACHD.ada.id.us March 5, 2003 RECEIVED To: Primeland Development 660 East Franklin Road Suite 110 MAR - 7 2003 Meridian, Idaho 83642 City of Meridiavl City Clerk Office Subject: Verona Subdivision/MAZ03-0051MPP03-04/MCUP03-008 174 lot mixed-use subdivision East Side of Ten Mile Road North of McMillan Road On March 5, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. CC: Planning & Development Chron/project file City,af M~f'idian Construction Services Drainage Utilities Becky McKay 1100 East Valli-Hi Lane Eagle, Idaho 83616 E.L. and Shirley Bews 5204 North Sorrento Circle Boise, Idaho 83704 Right-of-way & Development Services Planning Division ..~~ ~~'~e.. Ada County Highway District Right-of--Way & Development Planning Review Division This application requires Commission action due to the fact that it is located within the North Meridian Planning Area. This item is scheduled to be on the consent agenda on Wednesday March 5, 2003 at 92:00 noon. Tech Review for this item was held with the applicant on Friday February 29, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-69 77, atoning@achd. ada. id. us File Numbers: Verona Subdivision/MPP03-003/MAZ03-005/MCUP03-007 Site address: Northeast corner of McMillan Road and Ten Mile Road Owner: E.L. and Shirley Bews 5204 North Sorrento Circle Boise, Idaho 83704 Applicant: Primeland Development, LLP 660 East Franklin Road, Suite 110 Meridian, Idaho 83642 Representative: Becky McKay 1100 East Valli-Hi Lane Eagle, Idaho 83616 Application Information The applicant is requesting annexation, rezone, conditional use and preliminary plat approval to construct a 174-lot mixed-use subdivision. The development is proposed to contain 148-single-family residential lots, 20-attached single-family residential lots (townhouses), 6-office lots and 15-open space lots. The site is located on Ten Mile Road approximately 1/3 of a mile north of McMillan Road. Acreage: 61.69-acres Current Zoning: RUT and C-G Proposed Zoning: R-8 Proposed buildable lots: 174-lots Proposed common lots: 15-lots Vicinity A. Findings of Fact Trip Generation: This development is estimated to generate 3,590 additional vehicle trips per day based on the submitted traffic study. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is effect at that time. 3. Traffic Impact Study: A traffic impact study was submitted with this application. The following is a summary of the findings: • The proposed development is projected to generate an internal average daily traffic (ADT) volume of approximately 3,590 vehicles per day (vpd), of which the external peak hour volume (PHV) is projected to be approximately 400 vehicles per hour (vph). • The forecasted daily traffic volumes for the most traveled roadway within the development is 1,390 vehicles per day. The planning threshold (LOS D) for atwo-lane collector roadway is 9,500 vehicles per day. This indicates that all of the main roadways should provide excellent operating conditions under build-out traffic volumes. • All of the internal streets that have front-on housing have daily traffic projections less than 1,000 vpd. • A southbound left-turn lane is required at both of the site intersections on Ten Mile Road. An eastbound left-turn lane and a westbound right-turn lane are required at the site access intersection with McMillan Road. This was determined using the District's warrants for right-turn and left-turn bays. • The site accesses on Ten Mile Road are proposed to be controlled by a stop sign on the east legs of the intersection with Ten Mile Road. The site access on McMillan Road is proposed to be controlled by a stop sign on the north leg of the intersection with McMillan Road. All three of the site access intersections are projected to operate under capacity for the build year of 2008. In addition to the submitted traffic impact study, staff has included the executive summary of the North Meridian Traffic Study. EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACRD) far anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. 2 • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right tum lanes may be required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections tum lanes may be required. • Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. 4. Site Information: The site has one existing single-family residence. 5. Description of Adjacent Surrounding Area: a. North: City of Meridian Park b. South: Bridgetower Crossing Subdivision c. East: Lochsa Falls Subdivision d. West: Undeveloped (160-acres) 6. Impacted Roadways McMillan Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 427-feet Minor arterial East of Ten Mile Road was 1,545 on 7-25-02 West of Ten Mile Road was 1,165 on 7-25-02 Better than "C" 50 Ten Mile Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 1,797-feet Minor arterial South of McMillan Road was 2,689 on 7-25-02 North of McMillan Road was 2,007 on 7-25-02 Better than "C" 50 7. Roadway Improvements Adjacent To and Near the Site McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. Bridgetower Crossing Subdivision was required to construct 5-foot concrete sidewalk on McMillan Road and Ten Mile Road. Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. Bridgetower Crossing Subdivision was required to construct 5-foot concrete sidewalk on McMillan Road and Ten Mile Road. 8. Existing Right-of-Way McMillan Road has 50-feet of right-of-way (25-feet from centerline). Ten Mile Road has 50-feet of right-of-way (25-feet from centerline). 9. Existing Access to the Site The site has two existing driveways. The first driveway intersects Ten Mile Road approximately 80- feet north of the south property line. The second driveway intersects Ten Mile Road approximately 235-feet north of the south properly line. 10. Site History The District has not previously reviewed an application for this site. 11. Five Year Work Program /Capital Improvement Program There are no projects in this area that are programmed in the District's Five Year Work Program. These segments of Ten Mile Road and McMillan Road are not programmed in the CIP. 12. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. • On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). • On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). 4 • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application far a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 119.83-acres (Havasu Creek Subdivision). • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, two senior high professional technical high schools and one District administration building on 39.23-acres (Education Campus Subdivision). • On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single- family residential subdivision on 35.94-acres • On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town houses). • On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single- family residential subdivision located on 39.92. • On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1- elementaryschool lots located on 38.65-acres. • On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots, 2-commercial lots and 1-mini storage lot. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. 5 One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Verona Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Ada County Highway District (ACHD) Policy 7203.4.3 allows the District to compensate developers for additional dedicated rights-of-way along eligible collector and arterial streets, if impact fee funds are available in the appropriate service area. However, due to current fiscal constraints, if impact fee funds are not available, the District shall only purchase additional rights-of-way needed to accomplish funded projects listed in the most currently adopted Five Year Work Program. For other eligible projects listed in the adopted Capital Improvements Plan (CIP), as alternatives to purchasing such rights-of-way, the District shall consider accepting dedication of additional rights-of- way by donation, future credit, or deferred compensation from future collected impact fees, by way of an offset agreement with the Developer, or as otherwise approved by the Board of Commissioners. Similarly, if impact fee funds are not available, the District shall not enter into any agreement to jointly fund developer-constructed system improvements, unless such improvements are listed in the most currently adopted Five Year Work Program, and then only pursuant to an agreement in which the District's share of such cost, and its reimbursement thereof to the developer, is funded by impact fees collected from projects within the subject development. Any such agreement shall require pre- approval from the ACHD Board of Commissioners. Developers are encouraged to construct sidewalks in an easement outside of the existing right-of- waywhere practical, at the ultimate right-of-way location, or to place funds in a road trust account for future sidewalk construction. Any arrangement involving donation of rights-of-way, future credits, or deferred compensation to the developer for right-of-way or system improvements shall be only at the developer's request. No such arrangement shall be a condition to the District's approval of the subject development. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all wllector and arterial roadways. Ten Mile Road Ten Mile Road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Program. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation an additional 23-feet of right-of-way along Ten Mile Road, and construct a minimum 5-foot wide concrete sidewalk along Ten Mile Road, located a minimum of 41-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 Ten Mile Road, located a minimum of 41-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 Ten Mile Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. The applicant has proposed to dedicate 38-feet of right-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). The proposed right-of-way dedication would allow for the construction of a 5-lane roadway with bike lanes, curb, gutter and a detached 5-foot concrete sidewalk (within an easement). This alternative is acceptable to the District and may be utilized by the applicant with the understanding that the applicant will not be reimbursed for the additional right-of-way. McMillan Road McMillan Road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Program. As such, the applicant cannot receive reimbursement for dedicated right-of--way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation an additional 10-feet of right-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. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway {measured centerline to centerline). The applicant is proposing to construct three main entrances to the subdivision. Two entrances will intersect with Ten Mile Road and one entrance will intersect McMillan Road. The applicant is proposing to construct a main entrance, Carrara Drive {Desert Breeze Avenue), to intersect with McMillan Road approximately 970-feet-east of Ten Mile Road. This roadway is 7 proposed to directly align with Desert Breeze Avenue, which was approved with Bridgetower Crossing Subdivision. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct a main entrance, Carrara Drive, to intersect Ten Mile Road approximately 850-feet north of McMillan Road. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct a main entrance, West Bellagio Drive, to intersect Ten Mile Road approximately 140-feet south of the north property line. This roadway location meets District policy and should be approved with this application. All of the internal roadways meet District policy in regard to roadway offsets. 4. Street Sections District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage Program with District staff. District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of--way. District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. Modification of Policy The applicant is proposing to construct West Bellagio Drive as a residential collector. The applicant has proposed to construct Bellagio Drive as a 36-foot street section with curb, gutter and 5-foot concrete sidewalk on the south side of the roadway with a 10-foot detached asphalt pathway on the north side of the roadway within 50-feet of right-of-way with no front on housing. The District is supportive of this street section, but will require the applicant to provide the District with an easement for the sidewalk that will extend outside of the right-of-way and will require that the asphalt pathway be owned and maintain by the owner of Lot 1 Block 9. Direct access and parking will be prohibited on West Bellagio Drive. The applicant is proposing to construct West Carrara Drive as a residential collector. The applicant has proposed to construct West Carrara Drive as a 36-foot street section with curb, gutter and detached 5-foot concrete sidewalk within 50-feet of right-of-way. The District requires roadways 8 abutting a commercial uses to construct a commercial roadway which consists of a 40-foot street section with vertical curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. The applicant should 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. The applicant is proposing to construct the internal roadways as 33-foot street sections with curb, gutter and 5-foot-attached sidewalks within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. The applicant should provide the District with documentation showing that the appropriate fire department has reviewed and approved this street section. 5. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend San Marino Street from the east property line approximately 1,260-feet north of McMillan Road. This stub street was approved by the District on May 22, 2002 as a part of Lochsa Falls Subdivision. Staff is supportive of the extension of this stub street. The applicant is proposing to extend West Cosenza Street from the east property line approximately 710-feet south of the north property line. This stub street was approved by the District on May 22, 2002 as a part of Lochsa Falls Subdivision. Staff is supportive of the extension of this stub street. The applicant is proposing to extend West Malta Drive from the east property line approximately 125- feet south of the north property line. This stub street was approved by the District on May 22, 2002 as a part of Lochsa Falls Subdivision. Staff is supportive of the extension of this stub street. 6. Turnarounds District policy 7205.2.1 requires turnarounds to 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 proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct one cul-de-sac turnaround without a center island within the subdivision. The applicant should provide a minimum turning radius of 45-feet. 7. Islands/Medians District policy 7202.7 and 7207.5 requires 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. The applicant is proposing to construct islands within West Carrara Drive and Belagio Drive. The applicant should provide a minimum of 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 should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 9 8. Driveways District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its 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. The applicant is proposing to construct a driveway on the west side of East Carrara Drive approximately 230-feet north of McMillan Road. This driveway location meets District policy and should be approved with this application. The applicant is proposing to construct a driveway on the east side of East Carrara Drive approximately 350-feet north of McMillan Road. This driveway location meets District policy and should be approved with this application. The applicant is proposing to construct a driveway on the east side of East Carrara Drive approximately 750-feet north of McMillan Road. This driveway location meets District policy and should be approved with this application. The applicant is proposing to construct a driveway on the north side of East Carrara Drive approximately 180-feet east of Ten Mile Road. This driveway location meets District policy and should be approved with this application. The applicant is proposing to construct a driveway on the north side of East Carrara Drive approximately 340-feet east of Ten Mile Road. This driveway location meets District policy and should be approved with this application. The applicant is proposing to construct a driveway on the north side of East Carrara Drive approximately 500-feet east of Ten Mile Road. This driveway location meets District policy and should be approved with this application. 9. Turn Lanes According to the submitted traffic impact study, a southbound turn lane is required at the intersection of Bellagio Drive and Ten Mile Road. The applicant should coordinate the design of the turn lane with District staff. According to the submitted traffic impact study, a southbound turn lane is required at the intersection of Carrara Drive and Ten Mile Road. The applicant should coordinate the design of the turn lane with District staff. 10 According to the submitted traffic impact study, an eastbound left-turn lane is required at the intersection of Carrara Drive and McMillan Road. The applicant should coordinate the design of the turn lane with District staff. According to the submitted traffic impact study, a westbound right-turn lane is required at the intersection of Carrara Drive and McMillan Road. The applicant should coordinate the design of the turn lane with District staff. The applicant may be required to dedicate sufficient right-of-way for the required turn lanes on McMillan Road and Ten Mile Road. 10. Other Access West Bellagio Drive, Ten Mile Road and West McMillan Road are classified roadways. 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 should be noted on the final plat. C. Special Notification to the City of Meridian The applicant is proposing to construct a driveway for Lot 1 Block 1 that will extend to the east property line. To promote inner-connectivity, the District is supportive of the applicant's request. The applicant should provide across-access agreement for this connection. D. Site Specific Conditions of Approval Dedicate 38-feet of right-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. 2. The applicant shall do one of the following: a. Dedicate by donation an additional 10-feet of right-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 accrommodate 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. 11 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 of right-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 of right-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 properly 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. 19. Construct a driveway on the north side of East Carrara Drive approximately 500-feet east of Ten Mile Road, as proposed. 12 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 turn lane with District staff. 23. Construct an eastbound left-tum lane at the intersection of Carrara Drive and McMillan Road. Coordinate the design of the turn 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 ACHD 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 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. D. Standard Conditions of Approval 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 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 ACRD 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. 13 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval far 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 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 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 waiveNvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. 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. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 14 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: 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 for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. 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 all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. 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. c. 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. d. 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. e. At the meeting where the original 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. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 15 16 HUB OF TREASURE VALLEY MAYOR RobeR D Cowie A Good Place to Live ~j ~ ~f- A 1`I~ r C ( . CITY OF MERIDIAN ~~, , ~ CITY COUNCIL MEMBE RS 33 EAST IDAHO (~ J ~DI~~~ V /} n f t 1 J zammy aeweerd r 1 ~ Reith Bvd MERIDIAN, IDAHO 83642 Cherie MoCandlesa (208) 888-0433 ~ FAX (208) 8874813 City CIeAc Office Fax (208) 8884218 ~~n , „„ ~ ~ ~ ` l l a„ William L.M. Nary p ` ` 1 MEMORANDUM: Apri13, 2003 To: Mayor, City Council and Planning & Zoning Commissio ~EC Fr m D id M Ki Pl II / I ~ EIVEI) : o av nnon, c anner h P A R 0 1 200 3 Bruce Freckleton, Senior Engineering Tec City Of Meridian Re: Verona Subdivisiou City Clerk Office • Annexation and Zoning of 61.33 Acres from RUT (Ada County) and C-G to the R-8 Zone, by Primeland Development, LLP (File No. AZ-03-00~. • Preliminary Plat Approval of One Hundred and Seventy Four (174) Building Lots and Fifteen (15) Other Lots on 61.69 Acres in a Proposed R-8 Zone, by Primeland Development, LLP (File No. PP-03-003). Conditional Use Permit Approval for a Planned Development Consisting of One Hundred and Forty Eight (148) Single Family Building Lots, Twenty (20) Townhouse Lots, Six (6) Office Lots, Six (6) Shared Driveway Lots, Fifteen Open-space/Drainage Lots and an approximate Five (5) acre addition to a City Park in a Proposed R-8 Zone. The Proposed Planned Development Includes a Request to Allow a Land Use Exception (Office/Commercial Uses in a Proposed R-8 Zone), by Primeland Development LLP, (Fide No. CUP-03- 007). We have reviewed the above referenced submittals and 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 The applicant, Primeland Development, LLP, has applied for the .Annexation and Zoning, Preliminary Plat and Conditional Use Permit approval of a new Planned Development called Verona Subdivision, located around the northeast corner of the Ten Mile and McMillan Road Intersection. The development proposal includes a mix of single family detached housing, townhouses and office uses. The majority of the subject property is presently zoned RUT with a small portion of the land currently zoned C-G (originally annexed as part of the Bridgetower Subdivision annexation), and the applicant has requested that upon annexation and re-zoning, all of the property be zoned R-8. The gross density of the proposed subdivision (excluding office uses) is approximately 3.24 dwelling units per acre. nzosoos, er-o3ooa, cue-aa-am v~ aeualr~oa. nzre.cw Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 2 The proposed development includes an addition of 4.57 acres of park land to the future community park that was recently approved with the Lochsa Falls Subdivision. The applicant has agreed to make certain improvements on the fixture park property and install a meandering multi- use pathway on this piece of property prior to dedicating the land to the City as part of the new community pazk. The pazk land makes up a majority of the required open space provided by the applicant within the proposed subdivision. Upon dedication to the City, the proposed subdivision's Home Owners Association will not be responsible for the maintenance of the park, and the City will not be required to purchase the land with cash or through an impact fee offset agreement. The applicant has requested approval of this project as a planned development in order to allow reduced development standards such as reduced frontage requirements, reduced minimum house sizes, exceeding maximum block lengths, and pennitting up to a 20% land use exception (office in an R-8 zone). The applicant has not submitted detailed plans for the six (6) "office" lots, and is requesting only conceptual approval of the aforementioned uses at this time. The proposed "excepted" uses will require a detailed conditional use permit in the future, prior to development. 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. The subject property is within the Urban Service Planning Area and essential City services are or can be made available to the subject properly. CURRENT OWNERS OF RECORD E.L. and Shirley G. Bews are the current property owners and they have submitted an affidavit of legal interest to allow the submission of subject applications. LOCATION The property is generally located on the east side of Ten Mile Road just north of McMillan Road. SURROUNDING PROPERTIES North: Future City Park, zoned R-4 South: Bridgetower Subdivision, zoned R-4 and C-G. East: Lochsa Falls Subdivision, zoned R-4 West: Rural residential properties, zoned RUT (Ada County.) ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances AZ03005, PP-03-0ll1, CUP-03007 Ve~one Subaiv~on AZPP.CUP Planning & Zoning Commission/Mayor & City Council April 3, 2003 Page 3 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 of R-8 is in general compliance with the effective Comprehensive Plan (`02) and the Future Land Use Map, which designates the land to be "Medium Density Residential." The proposed office uses within the subdivision aze permissible under the excepted land use provisions of the MCC (12-6-3.) The Comprehensive Plan also designates a community park and a pathway within the proposed subdivision boundaries and they have been included within the subdivision by the applicant. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. C. Ts the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed single family residenial subdivision with office uses would be allowed within the requested zoning designations, if accompanied with a Conditional Use Permit for a Planned Development D. 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; Staff finds that the land to the east (Locsha Falls) and south (Bridgetower) of the property has recently been approved for development similar to the proposed subdivision. Staff finds that the requested zoning designations aze harmonious with recently approved developments in the general azea and should be rezoned in the requested manner. AZ-03005, PP-03003, CUP-03007 Vaone Subdivision A2PP.CUP Planning & Zoning Commission/Mayor & City Council April 3, 2003 Page 4 E. Will the proposed uses be designed, constracted, 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; Staff finds that the proposed uses (single family residential and office) will inevitably change the existing rural character of the subject property; however they do fit in with the intended character of the general vicinity. The proposed uses are compatible with the Comprehensive Plan and Future Land Use Map. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (oral and written) to determine whether or not the proposed uses will be disturbing or hazardous to the existing or future neighboring uses. Staff does not arnicipate that the proposed residential and office uses will be hazardous; however the traffic and noise they generate may be disruptive to future or existing neighbors. G. 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 property to be annexed will or can be served adequately by all essential public facilities and services if all conditions of approval are met by the applicant. The applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. The applicarn must meet all requirements of ACHD in order to provide adequate facilities for the proposed and existing street system. Staff cannot recommend approval of the proposed subdivision if the applicarn does not meet ACFID requirements. Please review ACRD, Police and the Fire Department's comments concerning this subdivision for further information regarding public services and facilities H. 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-03-005, PP-03-003, C[1P-03-007 Vemna $ubdiviarn~AZPP.CUP Planning & Zoning Commission/Mayor & City Council April 3, 2003 Page 5 Staff finds that there will not be excessive additional requirements at public cost for public services and facilities, if the applicant complies with the conditions of approval for the accompanying conditional use permit and preliminary plat applications. I. 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 recognizes the fact that traffic and noise will increase significantly upon build-out of the proposed subdivision; however staff does not feel that the amount generated will be detrimental to the public welfaze of the city if all conditions of approval are met. Staff finds that the proposed subdivision will not involve uses that would create other nuisances that would be detrimental to the general welfare of the sun•ounding area. J. 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 if the proposed roadways are improved to be in compliance with ACRD requirements they will not create interference with the existing and proposed public streets. Please review ACRD commerns concerning vehiculaz approaches and traffic generation. K Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)? Staff finds services aze available to the proposed subdivision, that the proposed developmern is in agreement with the City's Comprehensive Plan and that the project provides good imerconnectivity with both of the adjacent projects. Furthermore, staff finds that the addition of 4.57 acres of City Pazk land will create a more user friendly community park when combined with the park land being developed within the Lochsa Falls Subdivision. Staff finds that the AZ-03-005, PP-03-003, CUP-0300] Vao~m SuLdivieion AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 6 annexation of the subject property would be in the best interest of the City of Meridian. 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 irrigation. 2. 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 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 Development Agreement shall be ernered 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 developmenrt and the timing of pazk improvements such as landscaping, sprinklers, pazkittg lot construction and pathway construction. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS 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, staff finds the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that public services aze, or can be made available to accommodate the proposed development. c. The continuity of the proposed development with the capital improvement Pceg~m6 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; nznsoos,re-owm,cur-0wo~ - v~s~o„nz.rr.cur Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 7 Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Other than previously noted staff does not find any other health, safety or environmental problems associated with this subdivision that may be brought to the Council or Commission's attention. ADDITIONAL CONSIDERATIONS McMillan Lateral: The McMillan Lateral is shown on the submitted preliminary plat as being re- located and tiled; however, there is no easement graphically depicted on the face of the Plat for the relocated lateral. The applicant has proposed re-locating the lateral to be in the middle of a large portion of the landscape street buffer on Ten Mile Road and W. Carrara Drive. This becomes a problem for the applicant and the City because the Settlers Irrigation District will require a thirty foot (30') wide easement over the re-located lateral. Settlers will only allow ground cover and shrubs of less than two feet (2') in height to be planted within the easement, thereby preventing the planting of trees within the required street buffer. The applicant will need to provide additional information concerning the lateral, the easement and possible landscaping at the Planning and Zoning Commission meeting. Please see site specific conditions of approval 4 and 6 below. Block Leneth: Blocks 5, 10, and 12 exceed the City's maximum block length of 1,000 feet (MCC 12-4-5). Because this subdivision is being processed as a Planned Development, the applicant may request that they be allowed to exceed the minimum requirements without the need for a variance from the City. Staff does not object to the proposed block length requests for the proposed subdivision. Lot Size: The applicant has requested a 500 square foot reduction to the minimum 6,500 square foot minimum lot size for detached single family building lots in the R-8 zone. Staff does not object to this request as it is allowed per the Planned Development Ordinance and there are only two lots that are below the 6,500 square foot minimum. House Size: The applicant has requested a reduction in the minimum detached single family house size from in the R-8 zone from 1,301 square feet to 1,200 square feet. Staff does not object to this request. SITE SPECIFIC CONDITIONS OF APPROVAL / PRFT.TMfNARY PLAT 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 AZ-03-005, PP-03-003, COP-03-0Op Vcwe SYdivisun A2.PP.CUP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 8 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 applicant shall be subject to irrigation 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 year-round 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. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-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. 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 easement 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 AZ03-0O5, PP-03003, CUP-03-007 Vefone Subdiv®on AZPP.CUP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 9 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. •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 mairnenance responsibilities of the pressurized irrigation system within the developmem. •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 piat 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. GENERAI. COMMENTS Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. nz~owos,er-a+ao~,cur-owm v~rms~sm~az.er.cw Planning & Zoning Commission/Mayor & City Council April 3, 2003 Page 10 2. Coordinate fire hydrant placement 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 equipmem. 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 Department. 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 area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate imgation/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 areas 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. AZ-03005, PP-03-003, CUP-0}007 Verore SLbdieieion AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 11 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. 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. STANDARDS FOR CONDTI'IONAL 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): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested use and all other required features as noted above. B. 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 "Medium Density Residential" with a portion of the subdivision located within a neighborhood Center. Staff finds that the proposed residential uses are harmonious with and in accordance with the Comprehensive Plan. The project is being proposed as a conditional use for a planned development in order to allow several land use exceptions in addition to the aforementioned reduced lot sizes, reduced street frontages. The proposed office land use exceptions are not in compliance with the Comprehensive Plan, but are permitted through section 12-6-3 of the Planned Development Ordinance. If the project is approved as a Planned Development, it will be excluded from several of the minimum requirements of the MCC. C. 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 that the proposed residential subdivision use will be harmonious with the intended character of the area, but will change the existing rural character of the general AZ03-0O5, PP-03-003, CUP-0}007 Vaom Sbbdividun A2.PP.C[IP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 12 vicinity, with the exception of Lochsa Falis and Bridgetower subdivisions that lie adjacent to the proposed development. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other properly in the vicinity; Staff does not anticipate that the project's overall impact will be adverse to the other properties within the general vicinity; however, the Commission and Council should consider any testimony (written and oral) presented at the public heazings before making this finding. E. That the proposed use will be served adequately 6y 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 adequately any such services; As noted above, Staff finds that the proposed developmern can be adequately served by the essential public facilities and services listed above, if the requirements of ACRD, the Fire Department and the City are met by the applicant. F. 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 the need for any new facilities or services to be paid for by the public that would be considered excessive. G. 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; Staff finds that there will be an increase in traffic and noise in the general vicinity if the subdivision is approved, but that approval of the subdivision will not lead to a major increase in smoke, fumes, glare, odors or other disturbances that will be considered detrimental to the welfare of the City and the subdivision's neighbors. H. 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 streets; As noted above, staff finds that the proposed vehicular approaches off of existing arterial streets will not create interference with the existing public street system if designed and constructed in compliance with ACRD requirements. ATA13-0O5, PP-03-0U3, CUP-03-007 Verona Subdiviwrn~AZPP.CUP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 13 Please review the ACfID report for this project for additional information regazding this finding. L That the proposed use will not result in the destruction, loss ar 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. Existing trees greater than 4" caliper must be retained or mitigated for, if removed. FINDINGS FOR USE EXCEPTIONS WITHIN A PLANNED DEVELOPMENT MCC 12-6-3 "Use Exceptions" require the Commission and Council to make the following findings in order to authorize specific uses that are not normally permitted by the use regulations of the zone in which the development is located (no more than 20% of the gross area of the project): 1. The uses permitted by the exception are strongly related to the principal use of the development, and have the purpose of providing services or facilities useful or complementary to the primary use. Staff finds that the office/church uses within the proposed subdivision are related to the primary use (residential) of the development (R-8). The office/church uses can provide services (i.e. medical, dental, optical, religious etc...) that will be complementary to the residents of the proposed subdivision, and will provide employment opportunities as well. The mixing of residential uses and commercial uses will encourage the office development to be constructed in a manner that will be pedestrian friendly in design. The proposed medium-density housing will provide an immediate consumer base for the office/commercial development. 2. No more than twenty percent (20%) of the total area of the project shall be devoted to the uses permitted by the exception. The percentage of use exception allowed will be determined by the Commission and Council based upon the size of the project and intensity of the use exceptions. Staff finds that the office/daycaze/church uses make up approximately 16% (9.79 acres} of the total azea of land included in the planned development. Staff finds that the size and intensity of the excepted uses is appropriate for this location and size of development. 3. The development will be phased so that construction of the excepted use or uses will be justified by construction of all or a proportionate amount of the principal or primary use or uses. AZ-03-005, PP-03-003, CUP-03-007 Vem~ Subdivitim~AZPP.CUP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 14 Staff finds that the excepted uses (office and commercial) will be phased and constructed in a manner that justifies their inclusion as part of the project's primary residential uses. 4. The uses permitted by the exception are integrated into the overall project by: a. Being located in proximity to and within convenient walking distance of the primary uses. Staff finds that the office/church uses located in the southwestern portion of the proposed subdivision are in proximity to and within convenient walking distance for parts of the overall development. b. Utilizing one or more of the main vehicular accesses to the primary use site as the main access to the exception site or interconnection through a system of private roadways and/or pathways. Staff finds that the site design of the planned development incorporates interconnectivity though shared vehicular access points. The applicant has provided a sidewalk system and an interconnected roadway system for access to the excepted uses from the residential uses. c. Providing pedestrian and bicycle pathway connections with the primary use site. Staff finds that the excepted uses aze provided with connections that aze accessible to pedestrians and to the residential portion of the development. d. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian access from the primary use site. A conceptual layout of the buildings has been submitted with this application and modifications can be made to the layout, such as orienting the buildings closer to the street with parking in the back, which will make the buildings more pedestrian friendly and provide a more attractive streetscape. The location of these buildings is only conceptual and will require a Conditional Use Permit in the future, prior to construction. e. Continuing architecture, landscaping, and building bulk concepts from the primary use into the use of the exception site so they are consistent and harmonious throughout the development. Stafffinds that the landscaping is consistent throughout the proposed development. Architectural and building bulk concepts will need to be submitted with a new detailed wnditional use permits for the future office/church uses. AZ03-0O5, PP-03-003, COP-03-007 Vem~u SLbdrtdvon AZPP.CUP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 15 The Commission and Council may determine what, if any, azchitectural/design concepts (residential and/or commercial) should be incorporated into atl buildings within this development at this time. 5. The use(s) permitted by the exception are neighborhood or community serving in size and character and not regional, and are not detrimental to adjacent neighborhoods in location and character. Staff finds that the proposed office/church uses, are not regional in nature, and that they will not be detrimental to adjacent neighborhoods. Staff finds that the proposed office/church uses will provide a transition from the larger retail use located at the corner of Ten Mile and McMillan Road. ADDTTIONAL CONSIDERATIONS Pazk Improvements: The applicant has stated in the application for this project that the developer will provide sprinklers, trees, grading and hydro-seeding or drill-seeding of the park area. The developer will also be responsible for the construction of a ten-foot wide multi use pathway. The pathway shall have at least a 10' wide landscaped parkway adjacent to collector roadway, and the developer shall be responsible for the landscaping in this area as well, prior to occupancy of the homes in the first phase of the project. Please see site specific condition of approval #4 below. SITE SPECIFIC CONDITIONS OF APPROVAL (Conditional Use Permitl 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 pazkway 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. AZD3-0OS, PP-03-003, CUP-D3-00] Varnia S~bdivieion AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Apri13, 2003 Page 16 RECOMMENDATION Although staff still has questions concerning the landscaping within the easement for the re- located McMillan Lateral, staff recommends approval of the proposed annexation, rezone, preliminary plat and conditional use permit with the aforementioned findings and conditions of approval. AZ-03-005, PP-03-003, CI1P-03-0p7 Vemne Subdivisim~AZPP.CW RPR-1-2003 ~I \YDR Rohcn D. Come ('ITl ("Ol NCII. \IF\i6ERS T:1m111>~ do\LL-crd \4'ilham L. Al. Very Chene SlcCandWss' l:cl[h Bird 208-688-5052 e i , P • l.lrv VI• ~i r'JI: 'I `(. err~r~n ~ ~•~ `; "~^1ncw,r ~ imi TO: Meridian Clerk P:4~7 LFG:U•nEP1N"rMENT 1_ni1 ]AS,'lA•1 • Fay 'aa•sUl V{RAJ S RCr'RF..{TION (211;1 SFtl-is i9 • ras ~in8 iinl runl.r~ wnaK.e (_'ONI <gg.5plx1 •Fn n;t7.1:9' aULUINO UEP(KI"titNl' I?U81587.+•I I • Fug gx7 1:47 I'LA~NIiW .{~!) ZIININI'i 1 _'Odl p<1 ss'3 • F~~ csR~~Fiy TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian Cky Clerk's office Attn: Will Berg, City Clerk, by: 2003 Transmittal Date: February ii, 2DOJ Heartng Date: A n~ 'I 3, 2003 File No.: AZ 03-005 Request: Annexation and Zoning of 61.33 acres from RUT and C-G zones to an R-8 zone for proposed Verona Su By: Primeland Development, LLP Location of Properly or Project: northeast c David Zaremba, P2 (No VAR. VAC. FP) Jerry Centers, P/Z (No VAR. VAC, fP) Leslie Mathes, P1Z (No vAR. vac, FP) Michael Rohm, P2 (NO VAR, VAC, FP) Keith BONA, P2 (NO VAR. VAC, FP) Robert Come, Mayar Bill Nary, C/C Tammy deWeerd, C!C Meridian School District (NO FP) Meridian P05t Offiua (FPrAP Dory) Ada Cpurty Highway District Community Planning Assoc. Central Dislriq Health Nampa Meridian Irtig. Dislrid Settlers Irtlgatlon District Idaho Power Co. (FPiAP onryl Keith Bud, C/C U.S. West. (FP~PPOnfy) Cherie McCandless, CfC Intermountain Gas (FP~PPony) Water Department Bureau of Reclamation (FPiPP Dory) ewer Depertrnent Idaho Transportation Departmem (NO FP) sanitary Service (No vaR, vac, FP) Ada Coumy (Mrrexadon wdy) Building Department Ada County Land Records (FPA+P enry) Fire Depanment Meridian Development Corporation Police Department Historical Preservation Commission City Attamey City Engineer City Planner Parks Department Concise Remarks: RECEIVED APR 0 1 2~3 City Of Meridian 33 B.4S"f 1DAHD • MERIDIAN, IDAHO 836x2 City Clerk Office (_OS) SSS•4433 • Fac f108) 887.681) • Gry Clerk OILce Fax (208) 888.421 B Human Resnurcas fox (2081 288•I19} RPR 01 '03 07:03 208-888-5052 PRGE.04 g~C~~~ CITY OF MERIDIAN APR - 3 2003 PUBLIC HEARING CITY OF I~~.~I~lk~'~ SIGN-UP SHEET DATE April 3, 2003 ITEM # 10 PROJECT NUMBER AZ 03-005 PROJECT NAME Verona Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL d-01-2003 5:44PM FROM CLARK DEVELOPMENT 2083A22627 0 CLARK DEVELOPMfiNT April 1, 2003 Becky McKay 1100 E. Va11i-Hi Lane Eagle, Idaho 83616 R~CE~D APR - 3 2003 CITY OF !YirJftlI1IA:'V ite: Verona Subdivisiou, City of Meridian applications - AZ-03-0O5, PP-03-003, CUP-03-007 Dear Becky: P. 1 I am writing t0 confirm the results of our phone conversation yesterday concerning the planned location of residential lots adjacent to dte Gibson property, which includes approximately 80 acres of the approved Lochsa Falls project. AS I mentioned to you, we are not opposed to the Verona Subdivision as proposed. We are concerned, however, by the potential conflict between buyers of the residences, particularly lots 7 through 13, Block 1, with the multifamily development already approved for the adjacent Gibson property. Although you indicated to me that these are duplex lots, that use is not apparent to me in my review of the proposed Preliminary Plat. It probably is something you have included in the actual application. It is my understanding that you will request this Thursday at the hearing before the City that the Development Agreement for Verona include a statement to the effect that the City acknowledges the compatibility of the multifamily development on the Gibson property with the adjacent residential lots in Verona. It is important that the CC&R's for Verona also inform and acknowledge the planned multifamily on dae adjacent Gibson property. As we discussed, these steps will help to ensure that the City, Gibson and Verona are all in agreernent about the acceptability of these adjacent uses. If you would like, Ed Miller of Givens Parsley has offered to provide simple language for these documents if that would be helpful to you. Please let me know immediately if you have any issues with this approach. We very much appreciate your cooperation on this. Sincerely, ~~ ~~ Bill Clazk ce: Daniel Gibsou Ed Miller 419 Main Slreel, Boise, Itlaea 83702.20813522625 • Fax 208l342~2627 .mrw.darktlevelepment,com ENGINEERING planting and engineedng communiges lorthe NWre SOLUTIONS«p Apri12, 2003 150 East Aikens Street, Suite B Eag1e,1D 83616 Phone: (208) 938-0980 Fax: (208) 938-0941 E-mail: es-beckymQgwest.ne[ RECEIVED APR 0 2 2003 Mayor and City Council City Of Meridian Planning & Zoning Commission City Clerk Ofrice City of Meridian 33 East Idaho Avenue Meridian, ID 83642 Re: Verona Subdivision Annexation and Zoning (File No. AZ-03-005). Preliminary Plat (File No. PP-03-003). Conditional Use Permit for a Planned Development (File No. CUP-03-007). Dear Mayor and Council/P&Z Commissioners: The following is in response to staff s comments dated Apri13, 2003. ANNEXATION & ZONING ANALYSIS The applicant will meet all conditions of approval. The applicant will extend water and sanitary sewer mains to and through the proposed development, thereby malting them available to the adjacent properties. The applicant will meet all requirements of ACHD hT order to provide adequate facilities for the proposed and existing street system. The applicant has reviewed ACHD and the Fire Department's comments concerning this subdivision for farther information regarding public services and facilities. No comments were received from the Police Department. The applicant will comply with the conditions of approval for the accompanying conditional use permit and preliminary plat applications. C:\Documents and Settings\greent.MERIDIANCITY\I-ocal Settings\Temporary Internet Files\OLKI4B\CommenisResponse.doc Mayor and City CounciUP&Z Commission Apri12, 2003 Page 2 The proposed roadways will be improved to be in compliance with ACHD requirements and will not create interference with the existing and proposed public streets. Any existing trees larger than 4" caliper that are removed will be mitigated for, per the Landscape Ordinance. ANEXATION AND ZONING CONDTIONS OF APPROVAL 1. The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. PRELIMINARY PLAT REQUIREMENTS The applicant will provide additional information concerning the McMillan Lateral at the Planning & Zoning Commission meeting. PRELIMINARY PLAT SITE SPECIFIC CONDITIONS OF APPROVAL 1. The applicant will construct sewer and water mains to and through the development. The subdivision designer will coordinate main sizing and routing with the Public Works Deparhnent. The applicant will pay any applicable latecomer's fee prior to signature on the final plat. 2. The applicant will comply. The applicant is proposing an extension of the irrigation system located in Bridgetower Crossing Subdivisions, which will be owned and operated by the homeowners' association(s). 3. The applicant will comply, but asks that no perimeter fencing be required on the northerly boundary because of the park site, and that fencing be provided on the south only to separate the office from residential. 4. A detailed landscape plan will be submitted with the final plat application with the improvements listed. The applicant requests that landscaping within the McMillan Lateral not be required if a letter from the Settlers Irrigation District prohibits such landscaping, in lieu of requesting a variance. 5. The preliminary plat map will be revised to show all lot dimensions on the corner lots within the subdivision. 6. The applicant will comply with the noted irrigation/drainage ditch issues. 7. The applicant will provide detached sidewalks along the entire subdivision frontages of Ten Mile and McMillan Road and adjacent to the designated collector roadways (W. C:\Documents and Setdngs\greent.MERmIANCPIY\Local Settlngs\Temporary Internet Fi]es\OLK14B\CommentsResponse.doc Mayor and City CounciUP&Z Commission Apri12, 2003 Page 3 Carrara Drive and W. Bellagio Drive). 8. The applicant will extend Lot 21, Block 5 from its present terminus to the edge of Lot 57, Block 5 for the conveyance of sanitary sewer. A note granting a blanket easement to the City of Meridian across any lot that sanitary sewer mains cross will be added to the plat. 9. The requested notes will be added to the plat. 10. Ten (10) copies of a revised plat will be submitted to the City Clerk's Office at least ten days prior to the City Council public hearing. The revised plat will also include a phasing plan for the proposed subdivision. 11. A written explanation of any phasing changes will be provided by the applicant and final plat approval requests will be contiguous to previously approved phases. GENERAL COMMENTS The applicant will submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering and make any corrections necessary to conform. 2. The applicant will coordinate fire hydrant placement with the City of Meridian Public Works Department. A letter of credit or cash surety in the amount of 110% will be submitted for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. All pathways within the proposed subdivision will be designed in accordance with MCC 12-13-15 "Micropath Landscaping". A detailed landscape plan, in compliance with the landscape ordinance will be submitted for the subdivision with the final plat application. No playground equipment is proposed. 6. Sidewallcs within the proposed subdivision will be built in accordance with MCC12-13- 10-8. 7. Streetlights will be installed at locations designated by the Public Works Department at subdivider's expense. The street light contractor will obtain design approval and permits from the Public Works Department prior to commencing installations. 8. All irrigation ditches, laterals or canals will be tiled per City Ordinance 12-4-13. Written approval or non-approval of irrigation plans will be submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be C:\Documents and Setfings\greent.MERIDIANCITYU.ucal Settings\Temporary Internet Filea\OLK148\CommentsResponse.doc Mayor and City CounciUP&Z Commission Apri12,2003 Page 4 submitted for review and approval by the Meridian City Engineer prior to final plat signature. 9. Up-to-date groundwater/soils monitoring data will be submitted to the Public Works Department for review. Any drainage areas (detention retention basins) will 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 areas will not exceed 3:1. 10. Any tree over 4" in caliper that is removed from the property will be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. 11. Developer will coordinate mailbox locations with the Meridian Post Office. 12. Any existing domestic wells and/or septic systems within this project will be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8; existing wells may be used for non-domestic purposes such as landscape irrigation. 13. Compaction test results will be submitted to the Meridian Building Department for all building pads receiving engineered backfili, where footing would sit atop fill material. 14. Applicant's engineer will 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. SITE SPECIFIC CONDITIONS OF APPROVAL (Conditional Use Permitl 1. Applicant will meet all of the requirements of the preliminary plat as a condition of the Conditional Use Permit. 2. All development will comply with the Americans with Disabilities Act and the Fair Housing Act. 3. Detailed conditional use permit(s) applications will be submitted for approval prior to development of any of the office/church/daycare 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 will be completed prior to occupancy of homes constructed in the first phase of the proposed development. 5. Fencing adjacent to micro-paths will 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. C:\Documents and Settings~greentMERIDIANCITY\Local SettingslTemporary Internet Files\OLK14B\CommentsResponse.doc Mayor and City Council/P&Z Commission April 2, 2003 Page 5 6. The applicant will prepare a planned sign program for the commercial portions of the property for approval.. We believe this letter addresses all of your concerns. Please feel free to call me if you have additional comments or questions. Sincerely, ENGINEERING SOLUTIONS, LLP Becky McKay Partner BM:ss cc: Mr. Frank Varriale C:\Dowmenu and Settings\greent.MER[DIANCITY\Local Settings\Temporary Internet Files\OLK14B\Commentsltesponse.doc